environmental Strategist, between the lines: A client of ours, who shall remain anonymous, is a residential developer, contractor and remediator and they created “__________Protocol For Water Leaks and Moisture Analysis”, to educate their client’s and bring value to their product. I feel this competitive environmental intelligence gives you a proactive platform in dealing with mold. Since mold is in the air you and I breathe any professional or business may have exposure to water leaks or mold and can benefit from this. I recommend businesses blend this into their environmental Management Strategy (eMS)
If you have not heard by now, attorney’s have a saying, “mold is gold”.
_________PROTOCOL FOR WATER LEAKS
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MOISTURE ANALYSIS
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- Introduction
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- Company procedures
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- Prevention
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- Protocol for Investigation of
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- Potential Moisture Problems
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- Protocol for Mold Remediation
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- 6.Conclusion
1. Introduction
As you are aware, water leaks and mold are currently very high-profile issues within the construction industry, national media, and with our customers. At ______, we strive to deliver a quality-built home to each customer, free of defects and any water-related problems. With this as our goal, we must also deal with the reality that we have (and may continue to have) water leaks and related concerns with our homes prior to and after closing.
Therefore, we must visually investigate all warranty calls relating to water leaks, water penetrations, excessive condensation, and mold, regardless of the closing date or warranty period. This protocol will outline the procedures to be adopted by the company for assessing and monitoring situations, prevention methods, remediation and repair procedures.
This protocol, written and distributed, is not in itself the solution to present or future problems. Caring people such as our employees using this guideline, common sense, and listening to our customers, along with swift quality workmanship will give us the results we desire.
2. Company procedures
A.Company contact. It is imperative that we, as a company, have all water-related and mold concerns assessed, monitored, documented, and brought to closure as soon as possible. This will reduce the exposure of liability to the company and ensure that our homeowners are taken care of.
To achieve this, the company will designate at least one employee as the Indoor Air Quality (IAQ) contact. The responsibilities of this task are outlined below.
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- Log all water leaks and mold issues for the company. (Mold investigation forms are attached as a separate document).
- Inspect or evaluate each leak and mold case. Prescribe appropriate
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- direction and/or actions in accordance with the following protocol.
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- Organize First Response Team and provide direction.
- Monitor progress and ensure each case is brought to closure.
- Ensure that documentation of actions and correspondence is properly collected and distributed.
The company’s IAQ person need not be the individual actually making or overseeing the day-to-day repairs, but must be familiar with them and the prescribed actions to be taken. They are responsible for reporting on every water leak, intrusion, or mold situation and keeping the companies log up to date.
This person must have completed an IAQ certification program and he/she must have a very good construction and/or warranty service background since they will be evaluating the possible sources of leaks and mold. They will be educated on water intrusion and mold issues, and once certified, this person will be kept apprised of all changes in policies or protocols.
B.First Response System. The company will organize their warranty service team and/or builders in order to establish a first response system able to handle any water leak/intrusion-related situation. The objective is to develop a group of responsible people that can quickly respond to a leak situation. These employees will be educated on what we need to do to correct the source of a water leak and dry out or remove any damaged materials. Examples of the people who should be informed, trained and ready to respond are:
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- Water restoration/extraction companies (familiar in extraction,
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- dehumidification, etc.)
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- Plumbing contractors
- Drywall contractors
- Mirror contractors
- Roofing companies
- Window installation contractors
- Flooring contractors
- Foundation contractor
- Insulation contractor
- Siding contractor
- Gutter contractor
With proper time responses of personnel and equipment, we should be able to correct and dry out most initial leaks detected within the recommended 48-hour window.
Our contractors understand the critical nature of water intrusion and the potential for mold to develop quickly. Our company representative will be required to review our water intrusion protocol with our contractors. The first response team will be required to do many things. First, conduct the initial evaluation and start the documentation process. Second, secure the contaminated area. Third, determine the correct cause of the problem and the contractors responsible, and establish the proper steps to resolving the issue.
C.Develop relationships with local environmental professionals. The company should develop relationships with environmental professionals who are capable of diagnosing and testing mold-related concerns, and prescribing remediation. By developing these relationships now, even if you currently have no issues, you will be able to call on them quickly if the need arises.
3. Prevention
One would not think that mold and fungal growth would not occur in new materials as a home is being built because construction materials going into a new structure are generally dry, thus would not suffer from such fungal colonization.
If the materials do remain dry, then this would be the case; however, when these materials become exposed to high humidity, condensation, penetrating or rising dampness or other forms of moisture ingress, the materials become susceptible to mold growth as well as other fungi.
Most timber is treated at the plants and mills for wood decay problems or damage by wood-destroying organisms such as termites. The materials are rarely ever treated for mold or fungal growth. That is why it is very important to store and protect delivered trusses and sheathing and keep drywall and insulation dry and moisture-protect the structure as much as possible during the construction phase. The less moisture, the less chanced organisms have to grow.
Keep trusses and other structural lumber, as well as nonstructural materials for interior work, off the ground and covered to help prevent moisture exposure and migration. Keep insulation and drywall off damp, moist floor slabs, and keep covered. Never store these items outdoors. If the roof is not leak-free and the building envelope is not “dried in”, you should not stock the structure with these construction materials.
Remember that wood only requires 20% moisture to start mold and fungi growth. (Codes allow 19% moisture, maximum). Consider that this equated to about a 90% humidity level and about 70 to 90 degree air temperature and you have the perfect source for mold growth.
Insist that your subcontractors report hidden or openly visible signs of mold or mildew immediately (such as truss and sheathing discoloration, damp or wet wall cavities, damp or wet insulation). In these cases, do not allow the contractor to install wet or damp gypsum board or insulation.
Be sure that attic insulation is not blocking any required openings. This will restrict proper attic space cross-ventilation. When ventilation is restricted, it creates high humidity and a hot atmosphere in the attic, again, the perfect breeding ground for molds and fungi. Most importantly, have contractors close all windows when rain begins to enter the home.
The bottom line is that it is far less expensive to detect and treat mold or fungi during the construction phase that it is to wait until the new homeowner moves in.
Do not forget that construction mistakes can be concealed, only to come back to haunt you with mold and fungi growth. An example would be a case where the subcontractor is in a hurry to beat a “deadline” and installs wet or damp insulation or gypsum board well before the building is completely enclosed, then paints it before it dries. A situation such as this may lead to future problems. Also, when materials such as insulation and drywall are stored, and then get wet when rain leaks through an incomplete roof, a contractor may proceed with the insulation installation anyhow. The gypsum board gets covered up and becomes food for mold and fungi. This condition may result in additional problems.
Tips to help minimize mold growth during construction:
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- Wrap/seal the exterior of the home as soon as possible.
- Install windows as soon as possible.
- Do not install insulation until home is wrapped, windows are in, and roof
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- is watertight.
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- Take notice of musty odors in the home because that indicates a presence
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- of mold.
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- Look for visible signs of mold and abate the moisture source.
- Watch for condensation and wet spots and eliminate sources of moisture.
- Do not install A/C ducts until after dry-in.
- Clean and dry any wet or damp areas within 48 hours.
- Provide drainage for roof rainwater and, during construction, maintain the ground with a slope that drains water away from the foundation.
- Repair water leaks in the building envelope as soon as possible.
- Exercise extra care when cleaning up after water damage from flood and sewer water.
It is important that our homeowners know that they do, indeed, reside in an environmentally safe home. Precautionary measures should be taken from the time the foundation and slabs are cast, to presentation to ensure that all construction materials are properly stored, installed, and protected until occupancy.
Protocol for Investigation of Potential Moisture Problems
A.Step One: The Visual Inspection
In investigating potential moisture problems and determining an appropriate course of action, it is necessary to assess (a) the scope of the moisture and/or mold problem, and (b) the type of materials that have been damaged. Upon receiving notice from a homeowner of a potential water penetration/leak situation, a visual inspection is the first and most important initial step in identifying a possible problem. The visual inspection should be used to answer three questions:
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- Is there a moisture problem in the home?
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- Moisture problems are:
a) unintended water intrusion
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- b) excessive humidity
If the answer is yes:
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- What is the source and cause of the moisture problem? In evaluating this
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- issue, consider all potential sources and causes of the moisture such as plumbing leaks, roof leaks, groundwater infiltration, surface runoff, flooding, excessive humidity/condensation within the home and homeowner maintenance.
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- Is there any water damage or mold growth associated with the moisture
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- problem and, if so, what type of materials have been damaged?
In some cases, indoor mold growth may not be obvious. It is possible that mold may be growing on hidden surfaces, such as the back side of drywall, wallpaper, or paneling, the top of ceiling tiles, or the underside of vinyl, carpets and pads. In order to prepare an adequate remediation plan, it is necessary to assess the entire scope of the problem, including mold growth that may not be obvious. If, for example, there is known water damage and a musty or moldy smell in the house, it may be necessary to investigate the presence of hidden mold.
Investigating hidden mold may be difficult and will require caution when the investigation involves disturbing potential sites of mold growth. For example, destructive testing may be necessary to identify or locate the mold or the source of the moisture. This may include removing portions of sheetrock, substrate or ceiling tiles to inspect behind the outer covering, such as in the wall cavity. In such a circumstance, the inspector should adhere to the following guidelines:
Notify homeowner. Explain to the homeowner that the inspection may cause dust and that Norfolk will take precautions to minimize the spread of dust. Request that the homeowner, the children and pets stay out of the work area and remove personal belongings as well.
Isolate the work area. Isolate the work area air and materials from contact with the occupants, their pets and their belongings. Close and cover HVAC vents and grills.
Create a dustless opening. Opening sheetrock, wood, ceramic or other materials should be performed while minimizing dust include: (a) place a strip of masking tape with the sticky side facing up to the cut to collect falling dust, (b) pre-wet the area and the cut surface, and (c) if significant amounts of dust will result from the operations, use a vacuum or an air scrubber with a HEPA filter.
Take notes and photographs of what you find during the inspection. If mold growth is found or suspected, document the location and extent of the contamination and the source and cause of the water or moisture. Document the lack of visible mold growth as well. Take photographs during the inspection to show areas where mold growth is found and moisture has accumulated. If destructive testing is necessary, take notes on the type of testing that is performed and procedures followed to minimize contamination portions of the home.
B. Sampling and Testing for Mold
In most cases, if visible mold growth is present, sampling is unnecessary because decisions about appropriate remediation strategies can be made on the basis of visual inspections. There may, however, be circumstances where sampling is necessary. For example, sampling may be necessary if:
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- A homeowner claims serious respiratory or other serious health problems are being caused or adversely affected by potential mold exposure;
- The presence of mold is suspected but cannot be identified by visual inspection or bulk sampling.
- The insurance company requires testing prior to making payments.
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Air Sampling. If air sampling is necessary, the sampling should be conducted and the results analyzed by a certified environmental specialist. This individual should be accredited by the American Industrial Hygiene Association (AIHA) or an equivalent agency. Coordinate with the certified environmental specialist to determine if the sampling and analysis can be conducted on site. Most air sampling equipment used for analysis on the site will not determine the type of mold present, but it will give you the spore count. In the cases when on-site analysis is not possible, coordinate/request that the local laboratory returns the results as soon as possible. In most cases, the specialist should conduct the air sampling in the contaminated area, outside the contaminated areas in the home and the outside air on two sides of the home. A second air sample should be taken after remediation is completed. The second air sampling should assist in determining whether the remediation has been successful.
Bulk or Surface Sampling. If you see staining or discoloration, bulk or surface samples may need to be collected if (a) the results of a visual inspection are uncertain, or (b) we need to provide proof to the homeowner of the absence of mold. Surface sampling is done to determine whether the discoloration is, in fact, mold.
Bulk or surface samplings are typically sent to a laboratory for analysis. Documented quality control in the laboratory is necessary and should be requested.
C. What factors should be examined in determining whether we repair the water
leak/moisture and address any visible mold?
The terms of our limited warranty typically provide a one-year general warranty and systems warranty (HVAC, electrical and plumbing). Water leaks, water penetrations and excessive condensation could fall within these terms. In addition, implied warranties run from two to four years (depending on the state) from the discovery of the latent defect. Even if the one year warranty period has expired and the statute of limitations on the implied warranties has run, we may no longer have a legal obligation to repair the water source but we could still be liable for personal injuries from the mold that results from the water. We are not released from potential liability until the expiration of the statue of repose. In most states the statute of repose does not expire until 10 years from completion of the home.
The _________ policy is to investigate all warranty calls relating to water leaks, water penetrations, excessive condensation, and mold, regardless of the closing date. The investigation should address the previous three questions. With the answers to those questions, we can address the following to determine the appropriate response.
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- Cause of the water. Is the cause of the water either clearly or arguable the
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- result of defective construction, normal wear and tear, or the result of homeowner action or inaction (oversplash, lack of maintenance or direct improper action)?
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- Mold. Is there evidence of mold in the home?
- Warranty. Is there warranty coverage within the term of the warranty?
- Statute of repose. Has the statute of repose run?
If mold is present or suspected at the visual inspection, the mold protocol must be followed.
If the statute of repose has run:
We should notify the homeowner that there is no coverage, but also apprise the homeowner that it is important that they have the problem addressed by a professional.
If the statute of repose has not run:
No Construction Defect Noted. If the cause of the water is clearly normal wear and tear or the result of homeowner action or inaction, the Vice President of Construction must be consulted and he should consult with Corporate legal counsel prior to warranty service informing the homeowner that there is not coverage. The homeowner should also be apprised that it is important that they have the problem addressed by a professional. This response should be used whether there is evidence of mold or not.
Defective Construction – Within or Outside Warranty Term. If the cause of the water is either clearly or arguably the result of defective construction, we should repair the defect and take whatever remedial action is necessary to remove any mold and prevent future mold issues.
D.First Response
Identify and rectify the water problem immediately. Mold spores are naturally occurring in the environment and certain levels of mold spores will occur in the interior of homes even under ideal conditions. To prevent water damage and mold growth from recurring, ensure that the cause of the water problem is identified and corrected immediately.
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- During the inspection, determine the cause of the water accumulation, infiltration and/or condensation and take appropriate corrective measures. Stop the leak. Emphasis should be placed on ensuring proper repairs of the building infrastructure so that water damage and moisture buildup does not recur.
- Any initial water infiltration should be stopped and cleaned up immediately. An immediate response and a thorough clean-up, drying, and/or removal of water-damaged materials within 48 hours in accordance with the following Protocol for Mold Remediation will prevent or limit mold growth. This is where your First Response Team is essential.
Obviously, customer care and warranty items directly affect your bottom line profitability. However, as is the case with all warrantable items, homeowners, the integrity of our company and its actions and the quality of our product take precedence over the bottom line. Additionally, the failure to address warranty items properly initially can lead to much larger costs later.
4. Protocol for Mold Remediation
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- Background
Mold in the environment. Molds are a subset of the fungi family and are common, abundant, and an essential part of the world’s ecological system. Fungi are found nearly everywhere and are necessary for recycling organic material, which is required to sustain plant and animal life.
Mold spores are airborne and travel in and out of buildings as air is exchanged and with the movement of people and their belongings. Mold grows on wet surfaces and, if left untreated, may eventually release spores into the air.
Mold in buildings. The presence of mold in residential and commercial buildings is generating a new wave of litigation against builders, building owners, and property managers for personal injury and property damage. It has been the subject of disputes between insurers and their policyholders. And, while mold growth in indoor environments is not new, the issue has generated national media attention and led to the creation of dozens of mold sites on the Internet. Visible mold growth in a home is never acceptable; however, scientific and medical literature contains differing opinions regarding the potential health effects of exposure to mold. Moreover, there is conflicting information about the proper methods for investigating and remediating mold, which has led to uncertainty and fear in the minds of many.
Press coverage about lawsuits and health studies involving mold has focused on one type of mold called Stachybotrys chartarum, which has been named “the toxic mold”. There is no particular reason why this mold should be singled out. All molds should be addressed in the same manner.
Mold growth. In order to reproduce, molds release tiny spores like plants produce seeds. The spores settle on surfaces and, when conditions are favorable, they begin to consume organic material in their immediate vicinity. Molds can grow on cloth, carpet, leather, wood, wallboard, household dust, and on anything that is made of organic material. Sustained mold growth requires moisture, organic material (a food source), and a suitable temperature generally in the range of 40 to 100 degrees F. When one or more of these conditions is unsatisfactory, the mold colony will become dormant. When favorable conditions are restored, the dormant colony will resume its metabolic activity.
How to limit mold growth. The most practical approach to limiting mold growth is early detection and prompts resolution of excessive moisture. If you can see mold or detect an earthy or musty odor, you can assume you have a moisture problem that must be resolved in order to achieve a permanent solution to arresting mold growth.
Controlling indoor air moisture will reduce the probability of mold growth from condensing water on interior surfaces such as on walls, windows, and areas near air conditioning supply registers. Relative humidity is a measure of the amount of water vapor in air. Relative humidity meters are useful for detecting excessive moisture. These are available at most hardware stores.
Moisture sources that increase indoor air relative humidity are: habitation (people release moisture), bathing cooking, plants, washing and air-drying dishes and clothes, unvented combustion appliances, humidifiers, and outdoor ventilation air in humid climates. Another moisture source is water from leaks such as from pipes, rain water leakage through windows, roof flashing, etc.
Set forth below is the protocol developed for _________. This information is subject to change as the protocol is further refined.
B. Step One: Selecting a Remediation Employee and Formulating a
Plan to Remediate
Select and certify a remediation employee for jobs involving affected areas of 30 square feet or less. In situations involving affected areas of more than 30 square feet, a certified industrial hygienist should serve as the remediation employee; however, in all cases of remediation the company’s remediation employee must stay involved keeping complete records with full documentation on every case.
The remediation employee will be responsible for formulating a remediation plan. The remediation plan should address:
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- Steps to fix the water or moisture problem.
- The use of Personal Protective Equipment.
- Steps to carefully contain and remove moldy building materials to avoid spreading the mold.
The remediation employee must protect the health and safety of the building occupants and the persons doing the remediation. In some cases, especially those involving large areas of contamination, the remediation plan may include temporary relocation of some or all of the building occupants. The decision to relocate occupants should consider the size and type of area affected by mold growth, the type and extent of the health effects reported by the occupants (if any), the potential health risks that could be associated with debris, and the amount of disruption likely to be caused by remediation activities.
A remediation plan may vary greatly depending upon the size and complexity of the job. The remediation plan may require revision if circumstances change or new facts are discovered.
C.The HVAC System
If you know or suspect that the HVAC system is contaminated with mold, do not run the HVAC system. There may be mold growth in the HVAC if the system is part of an identified moisture problem (i.e., the system has come in contact with water) or there is mold growth near the intake to the system. In such a circumstance, contact a properly certified industrial hygienist to perform the remediation as this situation is outside the scope of the less than 30 square feet on contaminated material and a remediation contractor should perform repairs.
D. Guidelines for Cleaning Water Damaged Materials and Remediating Mold
Growth
The key to mold control is moisture control. When addressing mold problems, always address the source of the moisture problem. In most instances, it is advisable to fix the water or humidity problem prior to correcting water damage or remediating mold growth.
Guidelines for Response to Clean Water Damage Within
24-48 Hours to Prevent Mold Growth
The enclosed guide provides recommended guidelines for responding to damage caused by clean water within 24-48 hours of the water damage. In most instances, mold growth will not begin until sometime after 24-48 of water damage. Thus, it is imperative to respond to water damage claims as soon as possible.
It is important to note that mold growth will not always occur after 48 hours. On the other hand, even if materials are dried within 48 hours, mold growth may have occurred. Items should be tested if there is doubt.
Typically, these guidelines can be implemented by Norfolk representatives (i.e., not remediation contractors). If mold growth has occurred or materials have been wet for more than 48 hours, consult the enclosed guide. If you know or suspect that the water source is contaminated with sewage or chemical or biological pollutants, an experienced professional should be consulted. Do not use fans before determining that the water is clean or sanitary. Additionally, do not use fans unless the area being dried is cleaned, treated and the moving air is controlled (i.e. outside) and will not contaminate any other area of the building.
Guidelines for Remediating Building Materials with Mold Growth Caused by Clean Water – Total Surface area Affected Between 10 and up to but not more than
30 Square Feet
Typically, this type of remediation can be conducted by Norfolk representatives (i.e., not remediation contractors) if the affected area is not greater than 30 square feet in size. Even if the affected area is less than 30 square feet in size, a properly certified industrial hygienist should be retained to perform the remediation if the project presents unique or complicated issues. If the affected area is more than 30 square feet in size, a properly certified industrial hygienist should be retained to perform the remediation. In every case, a specific Scope of Work is required.
Personal Protective Equipment. Use professional judgment in deciding what type of personal protective equipment to use in each type of remediation. You must consider the potential for exposure and the size of the affected area. At a minimum, the remediators should use gloves, an N-95 respirator or half-face respirator with HEPA filter, disposable overalls and goggles/eye protection. On larger projects, remediators should use gloves, disposable full body clothing, head gear, foot coverings, and a full-face respirator with HEPA filter.
Containment. Limited containment is generally recommended for areas involving between 10 and 30 square feet of mold contamination. The enclosure around the moldy area should consist of a single layer of 6-mil, polyethylene sheeting. The containment should have a slit entry and covering flap on the outside of the containment area. For small areas, the polyethylene sheeting can be affixed to floors and ceiling with duct tape. For larger areas, a settle or wooden stud frame can be erected and polyethylene sheeting attached to it. All supply and air vents, door, chases, and risers within the containment area must be sealed with polyethylene sheeting to minimize the migration of contaminants to other parts of the building. Heavy mold growth on ceiling tiles may impact HVAC systems if the space above the ceiling is used as a return air plenum. In this case, containment should be installed from the floor to the ceiling deck, and the
filters in the air handling units serving the affected area may have to be replaced once remediation is completed.
The containment area must be maintained under negative pressure relative to surrounding areas. This will ensure that contaminated air does not flow into adjacent areas. This can be done with a HEPA-filtered fan unit exhausted outside of the building. For small, easily contained areas, an exhaust fan ducted to the outdoors can also be used. The surfaces of all objects removed from the containment area should be remediated/cleaned prior to removal or placed in a dirty bag and cleaned in a specific cleaning area prior to being stored during remediation. The remediation guidelines set forth above can be implemented when the containment is completely sealed and is under negative pressure relative to the surrounding area.
Material or Furnishing AffectedCleanup Methods
Books and papers*Remove water-damaged materials
______________________________
Carpet and backing*Water extraction vacuum with HEPA
______________________________
Concrete or cinder block*Wet vacuum.
______________________________
Hard surface, flooring (linoleum, ceramic*Water extraction vacuum with HEPA
tile, vinyl) filters.
Non-porous, hard surfaces (plastics,*Water extraction vacuum with HEPA filter.
metals)*Damp-wipe surfaces with water and
______________________________
Upholstered furniture and drapes*Water extraction vacuum with HEPA
______________________________
Wall board (drywall and gypsum board)*Remove water-damaged materials and seal
______________________________
Wood surfaces*Water extraction vacuum with HEPA
All Other Remediation Activities
*Areas of more than 30 feet
*Damage caused by contaminated water
*Projects with unique or complicated issues
As a general guideline, if the remediation involves areas of more than 30 square feet, the damage is caused by contaminated water, or the project presents unique or complicated issues, a properly certified industrial hygienist should be retained to perform the remediation.
Document the Remediation
*Applies to all remediation activities, whether performed by Norfolk Homes, its
subcontractors or other remediation contractors
Take notes of all undertaken activities during the remediation, including all measures taken to minimize the risk of further contamination. Take photographs and/or videos during the remediation to show:
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- Areas where mold growth was found,
- Areas adjacent to the mold growth to demonstrate the extent of the growth,
- Areas where the moisture had accumulated,
- Measures taken during the remediation, and
- The success of the remediation effort.
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E.Cleanup methods
Water Extraction Vacuum. Water extraction vacuums are vacuum cleaners designed to collect water and are equipped with a HEPA filter. They can be used to remove water from floors, carpets, and hard surfaces where water has accumulated. They should not be used to vacuum porous materials, such as gypsum board. They should be used only when materials are still wet because wet vacuums may spread spores if sufficient liquid is not present. The tanks, hoses, and attachments of these vacuums should be thoroughly cleaned and dried after use since mold and mold spores may stick to the surfaces.
Damp Wipe. Mold can generally be removed from nonporous (hard) surfaces by wiping or scrubbing with water, or water and detergent. It is important to dry these surfaces quickly and thoroughly to discourage further mold growth. Instructions for cleaning surfaces, as listed on product labels, should always be read and followed. Porous materials that are wet and have mold growing on them may have to be discarded. Since molds will infiltrate porous substances and grow on or fill in empty spaces or crevices, the mold can be difficult or impossible to remove completely.
HEPA Vacuum. HEPA (High-Efficiency Particulate Air) vacuums are recommended for final cleanup of remediation areas after materials have been thoroughly dried and contaminated materials removed. HEPA vacuums are also recommended for cleanup of dust that may have settled on surfaces outside the remediation area. Care must be taken to assure that the filter is properly seated in the vacuum so that all the air must pass through the filter. When changing the filter, remediators should wear personal protective equipment to prevent exposure to the mold that has been captured. The filter and contents of the HEPA vacuum must be disposed of in well-sealed plastic bags.
Remove Damaged Materials and Seal in Plastic Bags. Building materials and furnishings that are contaminated with mold growth and are not salvageable should be double-bagged using 6-mil polyethylene sheeting. These materials can then usually be discarded as ordinary construction waste. It is important to package mold-contaminated materials in sealed bags before removal from the containment area to minimize the dispersion of mold spores throughout the building. Large items that have heavy mold growth should be covered with polyethylene sheeting and sealed with duct tape before they are removed from the containment area.
F.Personal Protective Equipment
The primary function of Personal Protective Equipment (PPE) is to avoid inhaling mold and mold spores and to avoid mold contact with the skin or eyes. All individuals using certain PPE, such as half-face or full-face respirators, must be trained, must have medical clearance, and must be fit-tested by a trained professional. In addition, the use of respirators must follow a complete respiratory protection program as specified by the Occupational Safety and Health Administration.
Skin and Eye Protection. Long gloves that extend to the middle of the forearm are recommended. The glove material should be selected based on the type of materials being handled. If you are using a biocide (such as chlorine bleach) or a strong cleaning solution, you should select gloves made from natural rubber, neoprene, nitrile, polyurethane, or PVC. If you are using a mild detergent or plain water, ordinary household rubber gloves may be used.
To protect your eyes, use properly fitted goggles or a full-face respirator with HEPA filter. Goggles must be designed to prevent the entry of dust and small particles. Safety glasses or goggles with open vent holes are not acceptable.
Respiratory protection. When cleaning a small area affected by mold, you should use an N-95 respirator. This device covers the nose and mouth, will filter out 95% of the particulates in the air, and is available in most hardware stores.
On most remediation projects involving 10-30 square feet of affected area, remediators should use a half-face or full-face air purifying respirator (APR) equipped with a HEPA filter cartridge. These respirators contain both inhalation and exhalation valves that filter the air and ensure that it is free of mold particles. Half-face APRs do not provide eye protection and HEPA filters do no remove vapors or gases. You should always use respirators approved by the National Institute for Occupational Safety and Health.
Disposable Protective Clothing. Disposable clothing is recommended during a remediation project involving 10 square feet or more of contamination to prevent the transfer and spread of mold to clothing and to eliminate skin contact with mold. On most projects, involving 10-30 square feet of affected area, disposable paper overalls can be used. On larger projects, remediators should use mold imperious disposable head and foot coverings, and a body suit made of a breathable material, such as TYVEK. All gaps, such as those around ankles and wrists, should be sealed (many remediators use duct tape to seal clothing).
6.Conclusion
In summary, the prompt remediation of contaminated material and infrastructure repair must be the primary response to fungal contamination in buildings. The simplest and most expedient remediation that properly and safely removes fungal growth from buildings should be used. In all situations, the underlying cause of water accumulation must be rectified or the fungal growth will recur. Emphasis should be placed on preventing contamination through proper building maintenance and prompt repair of water damaged areas.
Selected Reference Materials
Mold Remediation in Schools and Commercial Buildings, U.S. Environmental Protection Agency, Office of Air and Radiation, Indoor Environments Division, EPA 402-K-01-001 (March 2001).
Building Air Quality, U.S. Environmental Protection Agency and National Institute of Occupational Safety and Health, EPA 402 K 98 001, NIOSH 98-1213.
Guidelines on Assessment and Remediation of Fungi in Indoor Environments, New York City Department of Health Bureau of Environmental & Occupational Disease Epidemiology.
How to Prevent and Remove Mildew, University of Florida, Institute of Food and Agricultural Sciences (June 6, 2001).
Mold in Residential Building, Tool Base Technote, National Association of Home Builders (September 9, 2001).
Builder’s Guide to Handling Mold Claims and Litigation, National Association of Home Builders (November 2001).
Note that the EPA and the News York City Health Department recommend using detergent to clean mold from certain surfaces. Others recommend the use of a biocide such as bleach. The California Department of Health Services recommends a thorough cleaning and rinsing followed by disinfecting the area with a solution of 10% household bleach (e.g., 1 ½ cup bleach per gallon of water).