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Beyond the 10 Minute Mold Inspection:
A Guide to Mold Assessment
for the Chemically Sensitive
Understanding
the Limits
of Mold Testing
Environmentally Responsible Procedures Appropriate
for USGBC (LEED-NC/EB) “Green Buildings”
Published by
Hope Academic Press
Tampa, Florida
Copyright © 2007 Gary Rosen, Ph.D. & Certified Mold Free,
Corp. (www.Mold-Free.org). All rights reserved.
The 7 high resolution pictures of mold before the Introduction
were provided by Aerotech P&K Labs.
No part of this book may be reproduced or transmitted in any
form or by any means, electronic, mechanical, including
photocopying, recording, or by any information storage or
retrieval system, without written permission from Dr. Rosen
except for the inclusion of brief quotations in a review.
Published by:
Hope Academic Press
Tampa, Florida
Printed in the United States of America
ISBN-13: 978-0-9790249-8-6
ISBN-10: 0-9790249-8-6
G U I D E T O M O L D A S S E S S M E N T F O R T H E C H E M I C A L LY S E N S I T I V E
Table of Contents
Section
Page
Forward ................................................................................................................3
Executive Summary .............................................................................................7
Problems Confronting the Mold Assessment Industry Today..............................23
Introduction ......................................................................................................39
Procedure for Initial Investigation of Mold Growth ............................................41
Step 1 Contact Indoor Air Quality Coordinator..........................................41
Step 2 Problem Background Evaluation.......................................................41
Step 3 Investigation .....................................................................................42
Step 4 Mold Cleaning, Removal, and Certification .....................................45
Step 5 Professional Moisture Investigation...................................................49
Step 6 Professional Mold Investigation ........................................................50
Appendix A: Rationale for Initial Testing Recommendations . . . . . . . . . . . . . .53
Appendix B: Background on Mold and Health Effects . . . . . . . . . . . . . . . . . .57
Appendix C: Personal Protection and Contaminant Control . . . . . . . . . . . . . .61
Appendix D: Interpretation of Mold Testing Results
. . . . . . . . . . . . . . . . . . .67
Appendix E: Expectations For Professional Mold Investigations . . . . . . . . . . . .81
Appendix F: Mold Assessment and Remediation References . . . . . . . . . . . . . .89
Appendix G: Moisture / Mold Assessment Control Log . . . . . . . . . . . . . . . . . .91
Appendix H: Telephone Interview Log . . . . . . . . . . . . . . . . . . . . . . . . . . . . .101
Appendix I: What the Mold Remediation Protocol Should Contain . . . . . . . .103
Appendix J: Standards of Practice for the Assessment of Indoor
Environmental Quality (IESO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .107
Appendix K: Certificate of Mold Damage Remediation . . . . . . . . . . . . . . . . .131
Appendix L: Less Toxic Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .135
Appendix M: Glossary of Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .153
1
Forward
By James Schaller, M.D.
Because of my own research and work treating mold exposed ill
patients throughout the country, I have had the honor of referring
many patients to Dr. Rosen for the first step in their treatment—the
locating and removing of indoor mold and mold toxins. This
prescription of a “Dr. Rosen consult” has produced repeated cures for
my patients. Simply, he stands alone in the United States as a master
in the science of mold biochemistry and building expertise. He has
an amazing ability to both completely diagnose and remove indoor
mold poisons.
With leaders like Dr. Rosen in the mold illness community, there is
the opportunity for new optimism. New research and techniques now
exist that did not exist even a few years past for understanding not
only how indoor mold growth can hurt you, but how improper mold
remediation can make people even sicker than they were before the
remediation! While new toxin binding therapies are proving very
effective at curing those exposed to mold toxins, they only work when
the toxins are eliminated from the environment. My deep delight has
been to work with Dr. Rosen as he fixes buildings and I fix the body
and the two interventions offer people cures.
One lesson that any mold educated doctor knows is the first
treatment for indoor mold illness is either removing a person from the
mold or fixing the contamination. Dr. Rosen’s brilliance is he knows
how to economically offer a full repair to sick rooms or buildings. And
after he has found and removed mold, people can start to get better.
As described in our collaborative work When Traditional Medicine
Fails, Your Guide to Mold Toxins sometimes all it takes for the medical
treatment to start to work is upgrading an AC filter or home vacuum
cleaner! We have found over and over again that most mold problems
in offices or homes are easily fixed… but the problem first has to be
located and then has to be fixed right.
3
W H AT Y O U N E E D T O K N O W B E F O R E H I R I N G A M O L D C O N S U LTA N T
Dr. Ritchie Shoemaker is the author of the breakthrough work Mold
Warriors, for which I have the honor of being a co-author. There are
many remarkable things in this book on mold and health. Two of the
remarkable findings that I confirm regularly in my practice are that
1.) Mold biotoxins circling the body can cause vast changes in body
chemicals, such as critical hormones and proteins. 2.) About 25% of
individuals are very poor at removing mold toxins from their body.
Item #1 explains why mold illness can be hard to diagnose… it can be
affecting many areas of the body including multiple organ groups.
Item #2 explains why some people get sick from mold and most
others do not.
As someone with training in mold investigation, I regularly read over
test results of homes of persons that have what surely appears to be
mold related illness. But no “mold problems” were found. Later it
became clear that “nothing much” was found because the investigator
was poorly trained and/or using old ways to test. Unfortunately, the
industry standard to become a mold inspector is a one-day course. In
contrast, Dr. Rosen as a biochemist/builder has achieved the rare
ability of not only offering practical solutions but is publishing the
sharpest up-to-date information in clear speech and writing.
For example, Dr. Rosen explains based on recent research1, 2 that mold
illness can be the result of inhalation of toxins from mold microfragments found in contaminated dust. It is not just the larger mold
spores that can cause mold illness. But levels of indoor mold microfragments are not sampled by any mold assessors. Only mold spores
are sampled. So very often, mold fragments which are a fraction of the
size of mold spores and lodge deep inside the smallest niches in the
lung, cause illness and are missed by sincere and even reasonably
trained testers.
We now also know from the latest research that when air blows over
growing mold, billions of toxin-containing fragments can be released
like powder into the air. Even small amounts of air movement across
moldy walls or in attics will release significant “doses” of invisible
mold toxin “powder.” Even worse is the high-speed air flowing over
4
mold growth in air conditioning ducts … mold that was birthed from
dust and the high humidity often found inside air handlers. In this
common scenario, ducts quickly disperse toxic mold fragments with
chemical biotoxins all over a home or other building causing illness.
Is it a wonder that over 80% of patients with mold illness have mold
contaminated AC systems?
Why do I recommend Dr. Rosen’s writings so strongly? Simply, as a
scientist/builder he knows what works and what does not. For
example, some remediators use dry ice blasting, sanding and other
dust producing techniques that create mold toxin dust. He knows
from the current science that making toxic dust and then using large
mold spores as the test for safety is poor remediation. Patients ill from
mold biotoxins are routinely told the “spore count is now safe” and
then return and become ill in a structure filled with microscopic mold
toxin dust that does not show up in spore samples. This is the reason
why many people with mold illness become even sicker when they
return to their “mold free” homes or offices after mold remediation…
because mold toxin dust is spread throughout the home or office.
Did you know that the typical training for a mold inspector is only 8
hours!
Did you know that the mold assessor often gets a referral fee from the
mold remediation contractor when the consultant provides the
contractor a clean bill of health?
Protect yourself and your property. This book shows you not only
how to read and understand mold test results but also how to "read
between the lines".
Read this book to go Beyond the 10 Minute Mold Inspection.
James Schaller, MD, MAR, CMI, CMR
5
Naples and Tampa, Florida
www.usmoldphysician.com
Co-Author of When Traditional Medicine Fails, Your Guide to Mold
Toxins
Co-Author of Mold Illness and Mold Remediation Made Simple
Co-Author of Mold Warriors
1 Detection of Airborne Stachybotrys chartarum Macrocyclic Trichothecene Mycotoxins in
the Indoor Environment T. L. Brasel, J. M. Martin, C. G. Carriker, S. C. Wilson, and D. C.
Straus APPLIED AND ENVIRONMENTAL MICROBIOLOGY, Nov. 2005, p. 7376–7388
2 Detection of Airborne Stachybotrys chartarum Macrocyclic Trichothecene Mycotoxinson
Particulates Smaller than Conidia T.L. Brasel, D.R.Douglas, S.C.Wilson, and D.C.Straus
APPLIED AND ENVIRONMENTAL MICROBIOLOGY, Jan. 2005, p.114–122
6
Executive Summary
Phil was sick. His doctor told him he was exposed to high levels of
mold toxins. Phil would get violently ill within 5-10 minutes of
entering his office. No one else in the office was sick or even irritated,
but Phil knew that for him … there was a mold problem in the office.
A mold tester was hired. The results of the testing … NO PROBLEMS
FOUND.
How could this be? Phil could not believe it. His doctor could not
believe it.
Upon further research, Phil found out that the mold tester was
minimally trained with only an 8 hour introductory course. 8 hours
of training was all it took to become a Board Certified Mold Inspector!
His doctor recommended that Phil get a 2nd opinion… that another
firm be called out to retest. The 2nd testing company did find
MOLD PROBLEMS.
How was this possible? Was the second testing company just
fabricating data so they looked good? Could the first testing company
just miss a mold problem?
The pictures on the following pages were taken by the 2nd mold
testing company. Pictures don’t lie. Extensive mold contamination
was seen both on the AC duct lining and at the bottom of an exterior
wall where there was a water leak. The pictures certainly confirmed
the 2nd set of air sampling test results that found elevated mold levels.
Hard to believe that the first tester missed these nasty problems? Not
at all.
A mold investigation is a lot more than 10 minutes of air sampling.
It is all about finding the cause of the mold growth…. which is always
water. The moisture source might be a leak, or from condensation or
from unplanned air flow inside the air handler from a humid attic
7
space. Find the moisture source and you will not only find the mold
but when the moisture source is eliminated along with the mold …
the mold growth will not return.
Finding moisture sources may require building construction
knowledge. Does your mold inspector have it? They don’t teach
construction in that 8 hour introductory course!
In this book we tell you what you need to know to not only hire the
right mold inspector, but we unravel the mystery of the inspection
reports.
•
•
•
•
What do the test reports mean?
What are the limitations to testing?
How much testing needs to be done?
What do the moisture numbers mean and are they useful?
And what about the different kind of testing: DNA, Air-O-Cell, total
spore counts, viable culture testing?
What type of testing should be ordered to make sure that you can
either rule out mold or find the hidden sources of illness-promoting
mold and mold toxins?
8
Phil K's office inspection. 12-12-06 Water leaking thru window. Upper left picture shows infrared image
of wall in the location indicated by the blue outline. The dark area is active moisture. That means mold
growth is probably not far away!
We peeked behind the baseboard under the leaking window and found ... MOLD. Follow the water and you
will find the indoor mold growth. This is not rocket science.
Another leak. Infrared picture (upper left) shows active moisture in ceiling tile.
Wet ceiling tile = Mold. Stachybotrys (black toxic mold) just loves wet ceiling tiles.
The inside of the return air ducting. Filthy. Covered with dirt and mold.
When people are sick from mold or chemically sensitive ... the AC and ducts must be perfect!
Initial Mold Testing
A key message of this document is that, according to EPA guidelines,
rarely does mold testing need to be performed in an initial
investigation if visual mold is present*.
When as a client you see a proposal that requires extensive initial mold
testing when visible mold is present, your first thought should be …
is this necessary?
The main reasons to question extensive initial testing when visible
mold is present are:
• Indoor mold growth simply should not be tolerated – when such
growth is evident, the critical cause (excess moisture) should be
corrected and the mold removed as quickly as can be done in a
safe and effective manner.
• Air sampling that counts the mold spores in the air at any
particular moment is not an accepted way to quantify the extent
of a mold problem. The only accepted way to quantify the extent
of a mold problem, in order to develop a protocol for its removal,
is by visual determination of the size of the contamination (both
exposed as well as hidden) using EPA, or OSHA guidelines (see
Appendiz F for locations where you can download the EPA and
OSHA mold standards.) For example, OSHA guidelines
stipulate: Small contamination < 10 sq ft; Mid size
contamination 10-30 sq ft; Large contamination 30-100 sq ft;
and Extensive contamination > 100 sq ft.
Once the physical size of the mold contamination is determined,
the EPA and OSHA guidelines recommend techniques for mold
removal geared toward the size of the problem. The larger the
problem, the more sophisticated the removal protocol so that the
health of the occupants and workers are protected. It should be
noted that when the source of water is from a ceiling area,
* We are often taken to task for talking about mold growth by lawyers who state that since
we haven’t tested, it is actually "mold-like growth." Dr. Rosen recommends that when legal
issues are likely to be involved, the professional mold assessor should perform initial testing.
15
•
•
window leak or other source outside of the living space, the
amount of hidden mold is typically far greater than the exposed
mold. In general, determination of the extent of contamination
requires opening "hidden" cavities. Our sister book called When
Traditional Remediation Fails goes into further detail on
evaluating the size of the mold problem and in turn how to
appropriately respond.
There is considerable scientific evidence that toxin containing
mold fragments may be a major or the major cause of health
problems. Mold fragments, unlike mold spores, are NOT
detected by traditional air sampling.
The key to solving a mold problem will always be to correct the
source of excess moisture and remove mold contamination followed
by appropriate chemical-free cleaning of the premises – objectives
that usually can be achieved quite well without initial mold testing.
All reports should make it 100% CLEAR which samples were air
samples taken inside the air space of the home or office and which
were not. It is the air samples that indicate at that point in time
whether there are mold spores in the air that can be affecting the
occupant's health.
Lift tapes of surface mold should be clearly labeled as testing surface
mold and that they are not an indication of airborne mold.
Wall cavity samples or samples from attics or crawl spaces should not
generally be performed unless they are used to trace the source of
hidden mold. These spaces are not considered inside the house.
ALL wall cavities, attics and crawl spaces have mold in them.
If there is no detectable mold in the air causing health problems for
the inhabitants …
Testing such “outside spaces” in order to scare someone into having
unnecessary mold remediation work and/or additional testing done is
unethical.
16
However, there clearly will be situations where mold sampling at the
beginning of an investigation is valuable or otherwise warranted; for
example to:
1) Justify remediation expenditures or procedures.
2) Protect parties from liability.
3) Serve as initial baseline reference data for professional
investigators to develop clearance criteria; and
4) Properly performed, initial testing may be required to help find
hidden mold.
Mold assessors and their professional organizations advise to always test
for mold even when mold is visible; and even though such advice is at odds
with US Government (EPA & OSHA) recommendations to the contrary.
Contamination Controls
Another key message of this document is the important role contamination
control can play in a mold remediation protocol. Contamination control
during remediation can reduce the cost and complexity of post
remediation cleaning as well as post-remediation sampling.
The best mold remediation protocols, especially for mold sensitive
and for chemically sensitive individuals, are those that use
contaminant controls to minimize the creation of mold microfragments and that reduce the spread of such (invisible) contaminants
during remediation.
Wet techniques that include pre-cleaning, fogging, washing, foaming,
and spraying rather than dry sanding or scraping are recommended.
Wet techniques (vs. dry scraping and sanding) not only minimize
creation of mold micro-fragments but improve remediation efficiency
by allowing workers to work quickly, safely, cost effectively and in
comfort with minimal protection.
When as a client you see a proposed mold remediation protocol that
requires extensive protection such as full face respirators, Tyvek® suits
and decontamination chambers, your first thought should be … is
this the best solution?
17
Perhaps only a minimal amount of effort has gone into considering
contaminant control?
Perhaps sealing off the proposed remediation area around a window
or door with a fan pointing out would be preferred.
Spores, toxins, chemical smells, and trash can often be removed quite
simply through the outside opening. Relying on air scrubbing
machines and filters to clean after contaminating the work area is not
preferred (although it may look impressive.) Rather, exhausting
contaminants outside is usually the safest and the least expensive
solution minimizing both the cost of remediation as well as the cost
to perform post-remediation clearance testing.
Mold assessors & remediators and their professional organizations
generally recommend the building of complex containments for even
small jobs even though such advice is odds with US Government
(EPA & OSHA) recommendations.
Chemical-Free Cleaning
If someone remains ill after a mold remediation, it may not be due to
mold or mold toxin contaminants or mold testing limitations. It may
be that the mold contractor used inappropriate chemical cleaners or
biocides that have left harmful residues.
In Appendix L we include an excellent presentation on Chemical-Free
Cleaning prepared by Jim White, a noted authority in the field. This
is a must read for chemically sensitive individuals or property
managers that must meet the needs of sensitive individuals.
Contamination of HVAC System
80% of the people ill from mold have a contaminated air handler
and/or ducting in their office, home or school.
It is imperative that the HVAC system be thoroughly inspected for
contamination when mold or chemically sensitive individuals are
involved. Mold sampling alone is NOT sufficient.
A thorough inspection can only be performed when the air handler is
18
removed. Therefore the inspection is typically performed during the
cleaning and servicing of the unit … when the unit is removed, taken
outside, disassembled and acid washed.
When the air handler is removed a thorough visual analysis can be
performed of the connection boxes (supply & return air plenums) that
connect the air handler to the duct system. When these connection
boxes have fiberglass lining (which is often) ... the fiberglass is usually
contaminated with dirt and mold. If the fiberglass lining is not pristine,
it should be replaced with new. The fiberglass lining cannot be cleaned.
The inspection should NOT be done by the AC contractor. They
always say the same thing: "That's not too bad, I've seen much worse."
The EPA has produced a useful reference on duct cleaning listed in
Appendix F called: "Should You Have the Air Ducts in Your Home Cleaned?"
Mold contractors generally recommend that air ducts be cleaned.
The EPA recommends that air ducts in general not be cleaned but:
“If you have insulated air ducts and the insulation gets wet or moldy
it should be removed and replaced as it cannot be effectively cleaned”.
Defect in the air handler installation that could not be seen unless the unit was
removed. The defect resulted in air leaks and subsequent mold contamination in the
fiberglass AC supply plenum. Must be removed and replaced with new material.
19
Post-Remediation Testing
Another key message of this document is the importance of post
remediation testing. For instance, post-remediation clearance tests can
show that a formally sick house is now “good as new”.
However when dry remediation techniques are used instead of wet
techniques, mold micro-fragments are produced and they are difficult
and expensive to detect. They cannot be detected with air sampling
for mold spores and require expensive DNA analysis techniques.
More often than not, mold assessors, because they are improperly
trained and/or budgets for DNA testing of mold fragments are
limited, will present clearance test results showing that the work has
been properly performed but the house is actually contaminated.
Because this industry is young and not regulated, we see this as the
rule and not the exception.
Not any of the professional organizations that train and certify mold
assessors or remediators have requirements for certificants to be
insured for the mold work that they do (mold assessment and/or mold
remediation insurance.)
The consumer is afforded very little protection when the job is not
done properly.
In this book we explain what to watch out for and how you can make
sure the job is done right.
Limitations of Air Sampling Techniques
When mold spores dry out, their properties change ... they become
smaller and lighter and many types of toxin laden mold spores when
they are desiccated are not efficiently captured by routine air
sampling. However the dried out or even dead mold spores have not
lost their toxicity or ability to irritate and/or cause allergic reactions.
Furthermore, toxin containing mold cell components (components
much smaller than mold spores) are NEVER found with traditional
air sampling.
20
When people are reacting to something in the building and no mold
spores are found, you should look further.
On the next page we show the test results from air sampling at an office
of a woman that according to her doctor had mold related illness/ irritation.
No problems were found using a standard air sampling cartridge which
is the most common means of testing for mold!
We also performed parallel testing by mold DNA analysis (see spread
sheet below). Such an analysis captures much smaller particles than
does standard air sampling. This test found significant problems that
correlated with the mold illness. The cost to process the standard
sample is $30 and the DNA lab cost is $290 per sample. Is it a
wonder that DNA sampling is so rarely performed? But when mold
illness is suspected and there is no visible mold... taking DNA samples
in addition to traditional spore counts is always recommended.
Certified Mold Free
2881 W. Lake Vista Circle, Davie, FL 33328
Attn: Gary Rosen
Lab Number: 915-703-1726
AIHA EMLAP No. 102297
Level III Fungal Identification by PCR - Dust
Aerotech Method: CC031.2
Project Name:
Date Received:
Date Reported:
XXXXX
3/20/07
3/26/07
Method Summary:
Results represent analysis by polymerase chain reaction (PCR). This PCR method is a
proprietary real-time analytical method, utilizing species-specific sequences published in
Genbank for PCR primers and probes. PCR analyses are performed using ABI 7900 HT
Sequence Detection System.
Sample Number
Sample Identification
Date Prepared
Date Analyzed
1
Office Dust Physical Therapy Center
3/22/07
3/23/07
Spores/Sample
Present
230,000
<1000
811,000
5,960
Present
Aspergillus niger
Aspergillus versicolor
Chaetomium globosum
Cladosporium cladosporioides
Scopulariopsis brevicaulis/fusca
Stachybotrys chartarum
DNA analysis found high levels of Aspergillus Versicolor and Cladosporium where the
standard air sampling procedures shown on the next page found almost NOTHING!
21
Mold Spore Analysis
Exam Date 3/22/2007
Mold Identiﬁcation LLC for
Certiﬁed Mold Free
Sample_ID
Sample Date 3/18/2007
GM-2
Address Physical Therapy
Sample Location Office
Exam Comments Very low indoor mold spore concentration. Very high debris load.
Investigator Mold problems
Comments
Portion Examined
90 %
Air Vol.
150 Liters
Duration 10
Raw Spore Total Count
3
Total Concentration
21
Mold types observed
Count
Rate 15
Pump B
Cal. Date 3/18/2007
Spores
Spores/m 3
Spores/m 3
Aspergillus/Penicillium
0
0
Curvularia spp.
1
7
Dreschlera/Bipolaris
1
7
Alternaria spp.
1
7
All images 200X unless noted otherwise. 200X images are 420 m across.
Page
2
Problems Confronting the Mold Assessment Industry Today
Limited Initial Testing
In many cases, initial testing is performed in a very limited manner to
screen for hidden mold. If elevated problems are identified (or hinted
at), additional (more extensive) testing and investigations almost
always should be performed before any conclusions be made about
the extent of hidden mold or the type of mold remediation work that
should be performed.
Rarely can sampling on its own, whether limited or extensive, be
relied on to make such determinations. Testing should always be
supplemented with extensive observations, such as:
✔ Check ceilings, walls and baseboards for water staining.
✔ Ask the occupant about previous leaks — roof, sink, shower,
window, AC, etc.
✔ Pull up carpets to look at the color of tack strips.
✔ Open up AC supply and return plenums and registers to visually
check for mold.
✔ Check the air handler closet and return air ducts for any openings
that could allow moist outdoor air from attics or wall cavities to
enter the AC system.
✔ Check the AC filters. If they are missing or they are the worthless
see-through blue kind, there will probably be dust contaminating
the air handler and ducts, and most likely mold growth above the
air handler.
✔ Pull back baseboards to visually check for mold.
✔ Cut into bottoms of walls (where baseboards were removed) to
check for mold problems inside of walls.
✔ Crawl through attics and basements to visually look for water
damage or openings allowing mold, moist air or smells inside.
✔ Cut holes in the bottoms of cabinets under sinks to check for
water damage.
23
Mycotoxins in Action
3
Cladosporium;
Asperigillus/Penicillium
2
Stachybotrys spp; Aspergillus/Penicillium;
Cladosporium spp; Alternaria spp.
1
Stachybotrys spp
At first, the sheet of wet drywall is colonized by
Pen/Asp and other molds that are fast growing and
do not require huge amounts of moisture for long
periods of time. Pen/Asp and other early colonizers
are later replaced or supplemented by other slower
growing but more potent molds in subsequent
waves of colonization.
See picture #1. (Note that Pen/Asp, just like Stachy,
also makes mycotoxins but obviously not at the
level needed to compete well over time with
Stachy.)
At the bottom of the drywall, where it has been wet
for months, we find only Stachybotrys. Stachybotrys
is a slow growing mold that needs much water. It is
the strongest toxin producer of all molds that we
see in water damaged homes. Stachybotrys drive
out/ kill other molds over time if there is sufficient
water for Stachy to thrive. So we find at the bottom
of the drywall Stachy where there was once Pen/Asp
and other molds.
At the top we find Pen/Asp and no Stachy (pix #3).
There is not enough water for the other molds
(especially Stachy) to grow up at this level so the
Pen/Asp is there by itself with some Cladosporium.
In the middle of the contaminated drywall, we find
a mix of molds including Stachy and others. See
picture #2.
While mycotoxins are mold's way to compete**
with other molds and bacteria … unfortunately
some toxins have the "side effect" of making people
ill as well.
** The competition aspect of mycotoxin production is still widely debated. Some would postulate that the higher water
activity alone may be the reason the water loving Stachy thrives at the bottom of the drywall while others do not.
24
✔ For sensitive individuals, the air handler should be physically removed
in order to perform a complete cleaning & servicing along with an
unrestricted inspection of the AC closet and AC attachment points.
Sampling, when performed, should follow industry standards such as
IESO protocols as indicated in Appendix J.
Common Indoor Molds Can Make One Sick
Mycotoxins are toxins produced by mold. Mycotoxins are produced
by molds to help them fend off competitors such as other molds or
bacteria. See the prior page for examples.
Unfortunately most people assume that if there is no Stachybotrys
contamination (the black toxic mold that everyone talks about) then
there are no serious mold toxins to worry about.
Penicillium and Aspergillus (Pen/Asp) molds are the two most widely
found molds in water-damaged buildings. They produce toxins,
including neurotoxins. The toxins are present in both the mold spores
(tiny seeds) as well as the mold bodies.
The point to be noted is that serious health problems can and do
occur without Stachybotrys. Stachybotrys is less often found in water
damaged homes, schools and offices than Pen/Asp. In our experience,
we have always found Penicillium and Aspergillus molds in water
damaged homes, schools and offices.
The following results regarding the neurotoxicity of Pen/Asp are
excerpted from Damp Indoor Spaces, The National Academy of
Sciences, Institute of Medicine 2004 p 160- 162.
Neurotoxic mycotoxins tend to fall into three general classes:
tremorgenic toxins, paralytic toxins, and toxins that interfere
with neurotransmitters or receptors either centrally or at the target
organ. Many of the toxins are very potent and have immediate
effects on animals exposed to a single dose by various routes.
Tremor
Tremorgenic toxins are produced predominantly by Aspergillus
25
and Penicillium species (Ciegler et al., 1976; Land et al., 1994).
The penitrem type of mycotoxins produces a neurotoxic syndrome
in animals that involves sustained tremors, limb weakness,
ataxia, and convulsions (Steyn and Vleggaar, 1985). Tremorgenic
toxins generally initiate measurable effects in experimental
animals within minutes of exposure.
Paralysis
Penicillium species also produce neurotoxins that induce paralysis,
such as Citreoviridin (produced by P. citreo-viride and A. terreus)
and verrucosidin (produced by P. verruculosum var. cyclopium).
(Franck and Gehrken, 1980; Hodge et al., 1988; Ueno and
Ueno, 1972).
Those toxins produce a progressive, ascending paralysis and are
thought to act at the level of the interneurons and motor neurons
of the spinal cord and motor nerve cells of the medulla (Ueno,
1984b). A typical pattern of poisoning begins with paralysis of
the hind legs, which is followed by a drop in body temperature
and respiratory arrest (Ueno and Ueno, 1972). The tremorgenic
and nontremorgenic mycotoxins from Aspergillus and Penicillium
work at a functional level of the nervous system different from
other mycotoxins that have more widespread targets for toxicity or
work by inhibiting basic cellular functions, such as protein synthesis.
Other Effects
Ochratoxin OTA is toxic to nephrons and is a known
neurotoxicant during prenatal stages (WHO, 1990). It is
produced by Aspergillus and Penicillium species.
A much more extensive discussion of mold and health can be found
in our book: When Traditional Medicine Fails: Your Guide to Mold
Toxins available at Amazon.com
The Problem of Improper or No Post-Remediation Verification
(PRV) Testing
Mold assessors often times perform initial mold testing to verify obvious
26
visible mold when this is not typically needed. On the other hand, postremediation testing should always be performed and is often skipped.
The mold remediation work is typically done inside a containment
(the contained area.) An air scrubber is typically running inside the
containment and one or more air scrubbers are running outside the
containment to make sure there is no cross contamination.
People ask whether post-remediation testing should be performed
inside the containment; outside the containment; with air scrubbers on;
with air scrubbers off … and any combination thereof. The answer is
simple. As a result of the remediation and post-remediation cleaning,
the work site and adjacent areas should be free of mold and mold spores
and free of other contaminants typically found in water damaged
environments such as mold fragments, mold toxins, bacteria, mites etc.
You test however you need to test to make sure the remediated and
adjacent areas are clean, healthy places to live and work …. that they
are delivered good as new.
Caution: Most post-remediation verification (PRV) sampling that is
done by mold assessors or consultants is performed inside the contained
work area with the air scrubber on. This is cheating. There may still be
mold problems inside the contained area but they would be covered up
by the powerful air scrubber as it cleans the air. There may be mold
problems outside of the containment due to cross contamination from
improper mold remediation or as a pre-existing condition but these
would not be seen if only the air inside the containment is tested.
PRV air sampling should be performed with air scrubbers off for 24
hours and should be performed not only in the contained area but
also outside the contained work area. Mold assessors or consultants
often times want to run a fan while they are taking the samples. No
problem, so long as the fan (to stir things up) is not an air scrubber.
The Problem with Investigating for Real Estate Purchase and
Sales Transactions
Investigation for real estate purchase and sales transactions is a specific
27
class of mold growth investigation with a whole host of issues that can
make the investigation problematic.
1) There may be no known history of the problem and the
problem(s) may in fact be covered up / painted over by the seller.
2) If the inspection is done in the “dry season”, any moisture problem
from a roof leak would have long since dried up and infrared
thermographic analysis will not be of any help finding the leak.
3) A mold problem (elevated mold) may only be apparent during the
rainy season or hot and humid months.
4) The real estate agent may want an inspection to protect the agent,
but does not recommend sufficient testing to find any problems.
5) The buyer does not want to pay for sufficient testing or for a
qualified person to perform the testing because the real estate agent
assures them that spending more than $295 on testing is not needed.
6) A small number of samples will never rule out hidden mold growth.
7) In addition, there are no standards for comparing test results.
Testing even when performed may be challenged as not scientific.
This situation may appear to be complex but it can be made simple.
The real estate agent should be asked to make sure:
✔ The investigator has adequate qualifications for the task at hand
and complexity level of the problem.
✔ The investigator is trained in moisture related construction defects.
✔ The investigator provides a written statement that the location
was found free of hidden mold and sufficient testing was
performed to allow that conclusion to be made.
✔ The investigator himself must make the mold free determination
and not the lab.
✔ The investigator should provide a written statement that they
have followed industry standard guidelines in regard to sampling
and followed recommendations on sample size provided by the
lab performing the analysis.
28
The Problem of Old Carpets and Old Contaminated AC and Ducting
A mold problem on a wall or ceiling could have been mold remediated
100% properly but it could still be impossible to provide a PostRemediation Verification (PRV) or Clearance Report. This is often
the case when there is old carpet or mold in AC ducts (especially in
the fiberglass plenums) that is contaminating the rest of the house.
There is no simple solution to this issue. The mold assessor or
consultant can certify that the mold has been removed properly in the
work area, but beyond that not much can be said. Oftentimes
consultants will take air samples inside the work area with air
scrubbers on. This will give the impression that there is no longer a
mold problem in the house but as soon as the scrubber is turned off
and the containment is removed the area will be contaminated by
mold from the surrounding “dirty” areas.
Mold Problems are Often Season Specific
Elevated indoor spore counts due to hidden mold can often be seasonspecific. For instance, in most homes, wall cavities are connected to
vented attics. During humid seasons, humid air from the attic may
enter the wall cavities and result in growth of mold hidden in the wall.
However during drier winter months that mold may be dormant and
not able to be detected during a mold inspection that tests the indoor
air for mold spores. When performing indoor air samples in cooler,
drier months, elevated levels due to hidden mold may not be found.
But counts could be quite problematic when the outdoor humidity
level increases during summer months.
As another example, there is a leak around a window. When the rains
start, the mold in the wall under the window “wakes up” and starts to
give off an odor and as well can be detected by air sampling inside the
house. But in the dry season the mold in the wall may be impossible
to detect unless the wall is opened.
Or the opposite may occur. If the mold growth is wet or moist,
hidden mold in a wall or ceiling may smell but the mold spores may
not disperse and therefore will not be measurable in the air. But comes
29
the first dry spell; or when the AC is cycled to HEAT; or when a water
leak is fixed … the indoor mold growth will dry out, and spores will
be released and therefore be measurable.
Problem with Inadequate Training of Mold Assessor
Indoor mold growth is a result of water or moisture coming into
contact with a mold food source such as paper facing on drywall, dust
in AC ducts, wood cabinets, etc. Mold assessors miss or misdiagnose
hidden mold problems 3 out of 4 times in our experience. The reason
is simple … limited or no construction knowledge.
Too much of the focus of mold training is on air sampling. To take an
air sample one must put a sampling pump in place, fit a cartridge onto
it, turn the pump on, remove cartridge and send to lab. No wonder
typical mold assessor training is only 1 day!
80% of the people sick from mold have mold contamination in the
AC and duct system. And yet, mold assessors (and mold remediators)
typically have no background or practical construction training that
will allow them to properly identify, correct, or recommend corrective
solutions to such problems. There is certainly no construction
training in those brief introductory (8 hour) courses that allow mold
testers to claim they are Certified.
Since the mold assessor or remediator does not make money when the
cause of the mold contamination is the AC system ... they may actually
avoid inspecting the AC. The inspection may focus on other mold growth
"problems" that can be remediated by a remediation contractor and do not
require that the home owner simply call his AC contractor to fix.
Even minor mold problems in the AC and ducts can make a sensitive person
sick. But rarely will minor mold growth on or in walls or floors cause illness.
A little mold on a window sill or door frame should NOT be tested.
Simply clean it with soap and water or Tilex.
The EPA recommends that sampling is unnecessary whenever there is
visible mold growth which is 90% of the time! So why all the focus
on sampling? Because it is easy to do and testers can make money
30
doing it. And when the mold tests come back with scary names, the
clients can be scared into signing up for expensive remediation work
that might possibly be done by the client themselves by referring to
the EPA or OSHA mold cleanup guidelines listed in Appendix F.
Keep in mind that according to American Industrial Hygiene
Association Guideline 3-2004 …
✔ In order to assess the extent of potential damage, knowledge of how
buildings operate, applicable building codes, and common sources of
water intrusion from failures of building envelopes is recommended.
✔ Professionals should be able to recognize other factors that contribute
to mold problems including failures of plumbing and HVAC
systems and other unplanned sources of water and moisture.
Does your mold assessor have the background and experience needed
to properly assess mold problems? The following pictures show how
vastly different, various types of indoor mold looks under the electron
microscope. More importantly, molds are also vastly different in their
properties. They differ in:
•
•
•
•
•
•
•
The type of toxins and allergens produced (the displayed molds all
produce toxins and/or allergens.)
How the different toxins and allergens affect people.
What types of materials they like to live on (wet drywall, AC
ducting, wood, etc.)
How much water they need to start growing.
The size and shape of their mold spores.
How easily they can be cleaned or bleached (how thick the cell
walls are) from contaminated materials.
And they differ in many other aspects.
This wide range of properties makes identifying the type of mold a
difficult task, at times. But exactly the type of mold is rarely an issue.
What the focus should be on is proper removal. You really should not
care what it was so long as it is gone; that the formerly contaminated
area has been properly cleaned; and that the mold growth does not
come back (moisture problem fixed.)
31
PENICILLIUM sp.
ALLERGENICITY: Allergenic.
MYCOTOXINS
PRODUCED:
Various toxins by different species: Anacine, Arisugacins A&B,
Auranthine(sclerotigenin), Aurantiamine, Belfedrin A, Botryodiplodin, Brevianamid A, Chaetoglobosin A, B&C, Chlororugulovasines A&B, Chrysogine, Citromycetin, Citreoisocoumarinol, Citreoviridin, Citrinin, Communensins A&B, Compactin, Curvularin,
Cyanein, Cyclochlorotine, Cyclopenin, Cyclopenol, Cyclopiazonic
acid, Cytostipin, etc. Complete list available at reference below.
Bronchopulmonary, nail, (sub)cutaneous, ear infections; systemic
HUMAN
disease; osteomyelitis; endophthalmitis; keratitis; esophagitis; periPATHOGENICITY: carditis; endocarditis. Effects found mostly in immunocompromised patients.
REFERENCE:
http://www.ttuhsc.edu/SOM/Microbiology/mainweb/aiaq/Glossary.html
ASPERGILLUS ochraceous
MYCOTOXINS
PRODUCED:
Ochratoxin, Penicillic acid.
HUMAN
Antromycosis; mycotoxin-induced tubulonephritis; chronic interstiPATHOGENICITY: tial nephropathy.
REFERENCE:
STACHYBOTRYS sp.
ALLERGENICITY: Can be allergenic.
MYCOTOXINS
PRODUCED:
3-Acetyl-deoxynivalenol , Atranones A-G, Cyclosporins, Diacetoxyscirpenol, Deoxynivalenol or Vomitoxin, Epoxytrichothecene,
Isosatratoxins F, G & H, Phenylspirodrimanes, Roridins A, E,
Satratoxins F, G & H, Stachylysin, Trichoverrols A, B, Verrucarins
A,J, Verrucarol (T-2-tetraol).
Mycotoxin-caused pulmonary hemorrhage/hemosiderosis in
HUMAN
infants; dermatitis; cough; rhinitis; itching or burning sensation in
PATHOGENICITY: mouth, throat, nasal passages, and eyes.
REFERENCE:
ASPERGILLUS clavatus
MYCOTOXINS
PRODUCED:
Ascladiol, Brefeldin A, Cytochalasin E, Ribotoxins, Patulin, Triptoquivalins.
HUMAN
Agent of allergic aspergillosis, pulmonary infection, and endocardiPATHOGENICITY: tis.
REFERENCE:
ASPERGILLUS niger
MYCOTOXINS
PRODUCED:
Malformins B&C, Naphtho-gamma-pyrones, Ochratoxin A, Oxalic
acid.
Etiologic agent of otomycosis; "Swimmer's ear;" onychomycosis;
HUMAN
can cause bronchopulmonary, pulmonary, nasosinus aspergillosis;
PATHOGENICITY: pneumonia; eye infections; invasive lung, heart and other disease.
REFERENCE:
SCOPULARIOPSIS sp.
MYCOTOXINS
PRODUCED:
Unknown.
Onychomycosis; pulmonary mycosis; invasive human infections;
HUMAN
sub-cutaneous infections, keratitis, endophthalmitis, mycetoma;
PATHOGENICITY: cerebral infections.
REFERENCE:
FUSARIUM sp.
MYCOTOXINS
PRODUCED:
Acetoxyscirpenol, Acetoxyscirpentriol, Acetyldeoxynivalenol, 3Acetyl-neosolaniol, 15-Acetyl-nivalenol, 3-Acetyl-HT-2 toxin,
Acetyl-T-2-tetraol, Acetyl-T-2 toxin, Acuminatopyrone, Antibiotic Y,
Apotrichothecenes, Beauvericin, Butenolide, Calonectrin, Chlamydospordiol, Chlamydosporol, Culmorin, Deacylcalonectrin, Deoxyfusapyrone, Deoxynivalenol (Vomitoxin), Diacetyl-nivalenol, Diacetoxyscirpenol, etc. Complete list available at reference below.
Causes eye, (sub)cutaneous, nail, pulmonary, and heart infecHUMAN
tions; mycetomas; arthritis; peritonitis; cerebral, disseminated, or
PATHOGENICITY: systemic opportunistic infections in immunocompromised patients.
REFERENCE:
Introduction
The main objective of any mold investigation should be to locate sites
of indoor mold growth in order to determine how to best control the
underlying moisture problem and then eliminate the mold problem.
OSHA and EPA (see Appendix F) guidelines for response to mold
contamination in a building or air conveyance system all depend on
visual assessment of the extent of the mold growth in order to
determine an appropriate action.
For severe contamination, or whenever material removal as part of an
investigation may result in dispersal of mold spores, or when medical
or legal issues are involved, call in a professional.
In an initial investigation, it is important to understand that it is best
to never test for mold, unless both sampling and interpretation of the
data can be done in a way that meet the investigation objectives with
an acceptable degree of certainty.
STEP ➊ - ➏ of our guide are intended to help readers perform or
oversee an assessment of a suspected mold problem.
STEP ➊ - ➌ are actions that can often be done by a nonprofessional or can be done with only minimal outside assistance.
STEP ➍ can help the reader assess when and if in-house remediation
is appropriate or in making sure that outside contractors and
consultants meet the desired goals.
STEP ➎ and ➏ describe expectations for professional investigation
of indoor mold growth and its causes.
The Appendices include training on a number of important subjects
and are an integral part of this book. They are not simply reference
material.
39
Procedure for Initial Investigation of Mold Growth
We recommend the following steps be taken during an initial response
to a known or suspected mold problem. Each step should be applied
to the specific problem situation and considered in the order presented.
It is critical to address any water event as soon as possible! Drying efforts
should begin immediately and significant effort should be made to
assure that materials are substantially dried within 24 to 48 hours,
before mold has a chance to grow.
STEP ➊ Contact Indoor Air Quality Coordinator
All buildings (all school boards, builders, etc) should have a person
assigned the role of Indoor Air Quality (IAQ) Coordinator1. The IAQ
Coordinator should be the first point of contact for all complaints or
when mold problems are suspected. For complex problems and when
medical and/or legal issues are involved ... call in a professional.
STEP ➋ Problem Background Evaluation
It is critical in the early stages of a mold investigation to remain
objective, resisting the temptation to attribute problems and complaints
to the most obvious or most easily found explanations. Proper
procedures for thoroughness should be followed and documented.
We recommend using, or modifying for use, the forms in Appendices
G and H to aid in documentation.
Appendix G: Water Intrusion Event Control Log
Appendix H: Water Intrusion Telephone Interview
These forms not only document the initial response, but also help
ensure that an orderly and industry-accepted format for investigation
and follow-up are taken.
1 If IAQ Coordinator is a consultant and not an employee, they should be aware of and
follow any applicable legal requirements. All information collected during an investigation
is the confidential property of the employer.
41
The investigator should ask plenty of questions to gather background
information on the problem, including such details as:
✔ What is the nature of the problem as reported? Is it visible mold,
odors, symptoms, or other?
✔ Who reported the problem?
✔ History of any water problems and water mitigation work.
✔ What symptoms, if any, are reported and by whom? Include
timing, location, frequency, severity, and duration.
✔ Is anyone in the suspect areas mold sensitive or chemically sensitive?
Use the information gathered to form an initial assessment of the situation
and begin developing hypotheses. Evaluate what is known, and decide
what other information may still be needed to understand and resolve
the problem. Make certain that the “needs” identified are logical and
realistic. If mold growth is visible and its extent is confidently
understood, go to STEP ➍. Visible mold also indicates the likely
presence of other moisture-related biological pollutants such as
bacteria and dust mites.
STEP ➌ Investigation
If the problem’s source is not readily observable, yet it makes sense to
suspect mold based upon symptoms or history/evidence of excess
moisture, the suspect areas should be carefully investigated. The
following activities are recommended:
✔ A more thorough visual check for mold growth. The appearance
of mold may include many textures or colors. Growth may appear
as a solid patch or discrete colonies.
✔ A visual check for signs of excess moisture or water damage such
as leaks, warping, standing water, staining, condensation,
efflorescence, corrosion of metal, or dampness to the touch.
✔ The use of your sense of smell to locate sources of odors. “Mold
odors” are typically described as “earthy” or “musty”. When
searching for hidden mold, but you do not have access to
42
sophisticated test equipment: Seal off the room under
investigation by closing doors and/or putting up plastic sheeting
on openings. Put a strong fan in a window directed outside. The
fan causes a negative pressurization. Put your nose up to any
cracks, crevices and openings and determine if there is any musty
mold odor escaping from wall, ceiling or floor cavities due to the
negative pressurization. When there is mold smell, there is mold.
✔ Always check in and around AC closets and supply & return vents.
The duct work will need to be cut open and visually inspected as
part of a complete investigation.
✔ Quite often all it takes to turn a sick office into a healthy place to
work is to remediate the AC supply air plenum (that’s the box at
the end (or top) of the air handler.) This box is often lined with
fiberglass and if so is often mold contaminated. If there has been
a drip pan overflow and there is a return air plenum beneath the
AC, then it will most likely also need to be remediated.
✔ Have the suspect areas examined or surveyed with an Infared
Thermographic Camera to determine locations of elevated
moisture within materials or at surfaces in suspect areas compared
to non-suspect (control) areas. Elevation is hereby defined as
sufficient to cause mold growth.
The Infrared Camera is a very powerful tool for finding water
damage and subsequent mold growth but only if used
immediately after a water event (rain, flood, etc.) when things are
still moist. It is no help finding mold once things dry out. It does
not find hidden mold inside of dry walls.
Pay attention to colder surfaces, slab floors, hidden spaces, and areas
of poor air circulation. Note that a measurement of relative humidity
in room air can fail to identify excess moisture because it is not an
indicator of the amount of humidity or condensation available to
mold growing on a cool surface.
Non-professionals may be able to carry out the early phases of an
investigation, but the skills of an indoor air quality or moisture expert
may also be needed in some cases.
43
Visual inspection and physical assessment should routinely include all
areas where moisture sources may be present such as crawl spaces,
utility areas, tunnels, and air plenums. In doing so, identify and
follow safety requirements related to confined spaces. Also be sure to
evaluate other areas where there is potential water/weather intrusion
such as the roof, windows, doors, skylights, cool condensing surfaces
with moisture accumulation, plumbing, steam pipes, and mechanical
air handling and cooling systems.
Moldy environments do not always have visible growth on easy-to-see
surfaces. Mold commonly grows hidden within enclosed spaces or
other areas that are difficult to view. Consequently, inspections may
also require careful destructive or intrusive efforts to inspect areas2.
(Never conduct destructive or intrusive investigations without first
assuring that mold spores will not be dispersed into occupied areas as
a result of the investigation.)
Intrusive Inspection May Include Inspecting:
✔ Behind, under, and within cabinets, shelving units, storage
lockers, and other furniture or furnishings.
✔ Under carpet and pad, especially when covering, or installed over,
an on-grade or sub-grade slab.
✔ Above ceiling tiles.
✔ Behind wall coverings such as wallpaper and paneling.
✔ Within air handler, duct work, chases, risers, tunnels, plenums.
✔ Within wall cavities, which can often be checked through electrical
outlets by using a Laser Particle Counter and/or taking air samples.
✔ Inside appliances and mechanical systems.
Based on EPA guidelines, from a public health perspective, there is no
practical reason to test visible mold growth that is discovered**.
2 To minimize disturbance of mold colonies and damage to building materials, make small
inspection openings and attempt to examine interior spaces using flashlights, dentist’s
mirrors, boroscopes, or other techniques. Careful handling implies working slowly and
gently to disturb the potentially contaminated materials as little as possible. The use of
HEPA vacuuming will remove and capture surface contamination as it is encountered.
44
Instead, the growth should be promptly removed by cleaning or
disposal. However, there clearly will be situations where mold
sampling at the beginning of an investigation is valuable or otherwise
warranted; for example to:
1)
2)
3)
4)
Justify remediation expenditures or procedures.
To determine if a mold sensitive individual needs to vacate.
Protect parties from liability.
Serve as initial baseline reference data to develop clearance criteria
or prepare cost estimates for contaminant cleaning; and
5) Properly performed, initial testing may be required to help find
hidden mold.
Appendix C contains recommendations and advice regarding the
need for personal protective equipment and contaminant control. It
is strongly advised that investigators consider these safety issues before
proceeding with assessment activities that may physically disturb
mold growth or other contaminants such as lead and asbestos. If
applicable to investigation activities, safety requirements for confined
space entry should also be anticipated and must be followed.
STEP ➍ Mold Cleaning, Removal, and Certification
The following is not meant to be a complete discussion of mold
remediation. Moreover, no comprehensive consensus guidance currently
exists for mold remediation in the industry or scientific community. We
recommend that mold remediation follow EPA or OSHA guidelines,
which are both based on first determining the size of the contamination
and then following remediation procedures based on the contamination
size. Our sister publication, When Traditional Remediation Fails,
provides a detailed discussion of remediation, post-remediation testing,
and Mold-Free Certification.
** For the professional investigator it can be important to know if you are working with toxic
mold like Stachybotrys or something else such as Cladasporium. Dr. Rosen recommends that
professionals always do initial sampling to aid the remediation contractor in preparing their
estimate of the cost to return the problem area(s) to clean, pre-loss condition.
45
Decision makers are urged to consider the potential health threats and
the possibility of worsening problems if clean-up of extensive
contamination is not planned properly or performed carefully. Use a
graded approach calling for greater protective measures as the
following factors increase: a) amount of contamination; b) chance
that contaminants will be released into the air due to physical
disturbance of the growth; and c) sensitivity of occupants to mold,
and d) likelihood that occupants will come into contact with
contaminated surfaces or air. The basis for making such
determinations invariably involves judgment and requires an
understanding of the problem. Appendix C describes some of the
most important considerations for the protection of occupants and
workers, and for the control of contaminants.
The decision on how to handle a mold problem depends on many
situation-specific factors, but the rationale of the approach should
always be based on industry standards, such as the EPA or OSHA
guidelines (listed in Appendix F). It is strongly recommended that
experienced, trained and skilled personnel perform the mold removal
work when contamination is extensive, occupants are sick from mold
or are mold sensitive, or when the chance of mold spore dispersal that
may contaminate the occupied space is great.
✔ Identify source(s) of excess moisture and begin to remove excess
moisture as soon as possible, or go to STEP ➎ if professional
assistance is needed.
✔ Correct source(s) of, and reasons for, excess moisture.
✔ Trap or capture as much surface mold growth as possible from
accessible surfaces as soon as visible mold is found:
➤ Vacuum all visible mold growth using a HEPA vacuum; a shop
vacuum is not adequate, unless it has been upgraded with a drywall
filter and a long extension is used and the Vac is exhausted outside.
➤ Then carefully and systematically damp clean moldy surfaces
with disinfectant to remove and capture as much surface
growth as possible.
46
✔ Determine if the material(s) supporting surface mold growth can be
cleaned completely of mold or should be removed and discarded:
➤ Porous3 materials (including “manufactured” or “processed”
wood products) – following the appropriate EPA recommended
containment guidelines: Remove; Enclose in plastic sheeting or
bag, and Discard all porous materials, goods and furnishings that
have or had visible mold growth or strong mold odors.
➤ Non-porous materials (including solid wood items) –
thoroughly clean all visible growth and soiling from non-porous
surfaces that have or had visible mold by cleaning with an allpurpose cleaner or detergent solution.
➤ Fabrics-materials (including clothes, fabric furniture, curtains,
etc.) – remember to use common sense. When children roll
around in the leaves outside, their clothes are covered with
mold. To clean you put the clothes in the washing machine.
Unless there is actual mold growth on fabric materials, fabric
can always be cleaned by some combination of HEPA
vacuuming; laundry; and/or dry or steam cleaning.
✔ Expand cleaning to areas and materials in the vicinity of the
visible mold growth. This includes areas where it is likely that
occupant traffic or activities may have carried contaminants from
the primary sites of growth. Use methods that can capture and
trap mold particles, such as vacuuming and damp cleaning (no
sweeping, dry dusting, sanding, or brushing).
For more detailed information on cleaning methods to be used
when chemically sensitive individuals may be present see
Appendix L: A Primer on Less Toxic Cleaning
3 Hard-surfaced porous materials such as tile, finished wood products, cement, and
concrete can often be left in place provided that they can be cleaned well, disinfected
(optional), and thoroughly dried. If “manufactured” or “processed” wood products and
solid wood are structurally sound, very difficult to replace, and only lightly contaminated
on the surface, then thorough cleaning, disinfection, drying and optional sealing may be
successful provided the material is kept dry in the future.
47
✔ Determine if bleaching is needed or desirable. For example, when
hard-surfaced materials – such as concrete or cement walls and
floors – are impractical to replace, they should be disinfected with
a diluted hypochlorite bleach solution4 or stronger, after cleaning
as described above. The solution should be applied by light
misting or wiping on to avoid runoff. Treat the entire area that
supported visible growth. The surfaces should be kept damp with
the solution for at least 30 minutes (ideally up to two hours),
rinsed, then allowed to air dry. Since diluted bleach is actually a
poor cleaning agent and can be inactivated by organic matter, it is
critical to thoroughly clean off major visible growth and soiling
before bleaching with diluted bleach. Bleach products such as
Tilex are 50% bleach and are quite strong but approved for
household use. Strong bleach, rather than diluted bleach, can do
a very good job of removing built-up mold on wood furring,
trusses, or siding, but care must be taken to protect workers and
occupants from strong bleach fumes.
✔ Allow or facilitate complete drying of all materials wet from excess
moisture, cleaning activities, or disinfection solution.
Dehumidifiers, fans, and ventilation with dry warm air are among
the methods that may be used to speed drying. Otherwise,
complete drying to normal levels may take days or weeks. See our
application note entitled Do-it-Yourself Dry-Out of Wall Cavities
for Builders found in When Traditional Remediation Fails for
procedures on drying wall cavities and ceiling plenums.
4 The mixture ratio suggested for initial use is a 20:1 to 10:1 dilution of standard
household bleach. One part household bleach in 20 parts water yields roughly a 5% bleach
solution (roughly 0.25% hypochlorite solution). One part household bleach in 10 parts
water yields roughly a 10% bleach solution (roughly 0.5% hypochlorite solution).
Bleach is a strong oxidizing agent that can corrode, etch, or discolor some materials
depending on the concentration of the mixture. If harm to surfaces or people is anticipated,
other disinfectants may be tried as substitutes.
WARNING: Bleach should never be mixed with any other chemicals unless the product
label indicates this is safe. Bleach should never be mixed with any ammonia-containing
product because chlorine gas will be produced. Always provide proper ventilation when
cleaning or disinfecting agents are handled, mixed, or used. Always wear protective gloves
when using bleach to avoid skin burns.
48
✔ Perform final inspection for signs of continuing presence of excess
moisture and/or return of mold growth before rebuilding or
refurnishing.
✔ If growth reappears, consider that regrowth may indicate that the
material supporting the growth should be removed and/or that
excess moisture has not been controlled adequately.
STEP ➎ Professional Moisture Investigation
Assessment and correction of the source(s) of excess moisture are
absolutely critical to solving and attempting to prevent the recurrence
of an indoor mold problem. A building performance or moisture
expert/ consultant may be needed when moisture problems cannot be
identified or resolved. With the consultant, determine clear objectives
for the moisture investigation and ensure that the goals support those
of the mold investigation effort. Ask the consultant to perform the
following investigative procedures.
Expectations for Professional Moisture Investigation
✔ Conduct a thorough walkthrough inspection of the
facility/suspected problem area.
✔ Trace water/moisture pathways to source(s) using an infrared
camera.
✔ Investigate the potential for unplanned air flows that may be
carrying moist or mold contaminated air from outside, or from
attic spaces, walls cavities or non-conditioned ceiling spaces.
✔ Recommend specific actions to correct and prevent moisture
problems.
✔ Provide a written report or communication detailing investigation
procedure, findings and specific recommendations.
Apply the findings and recommendations from the professional
moisture investigation to the clean-up response outlined in STEP ➍.
49
STEP ➏ Professional Mold Investigation
Experienced and competent investigators should be able to justify any
recommended mold sampling with a clear statement of their
hypothesis(es) and how the test results will be used in determining
solutions to the problem.
Investigators should follow the guidelines in Appendix E as they plan
and report on their activities.
Expectations for Professional Mold Investigation
◆ Clearly designate and communicate objectives of all investigation
activities planned. The primary objectives are to identify/determine:
• excess moisture accumulation and water intrusion including
moisture accumulating on cold condensing surfaces;
•
leakage of moist air in and around the HVAC system
•
the presence of hidden indoor mold growth; and
•
the extent of mold contamination.
◆ Gather background information regarding the site and problem history.
◆ Conduct visual assessment of the site and record observations.
◆ Establish, specify and follow sample collection/handling protocols
appropriate to meet investigation objectives. Follow IESO
(www.iestandards.org) or equivalent recommendations for sampling:
Surface Sampling Standards 1110, 1120; Air Sampling Standards
1210, 1220; Dust Sampling Standard 1310. (The complete IESO
sampling standard** is reproduced in Appendix J with permission.)
◆ Establish, specify, and follow quality control/quality assurance
procedures.
◆ Provide results and detailed interpretation.
** The IESO standards are fairly generic and mostly are based on sampling equipment
manufacturer recommendations. However, certain recommendations such as using moist
swabs rather than dry swabs are simply personal preference and not cast in concrete.
50
◆ Provide specific recommendations to:
•
correct excess moisture sources and related problems such as
unplanned air flows/ leaks around the air handler
(emphasizing the critical importance of this);
•
thoroughly clean and remove mold growth and related
contamination; and
•
verify that the remediation and post-remediation cleaning
have been 100% effective.
Note: Mold contaminated fiberglass ducts or plenum materials are
not cleanable and must be replaced with new or encapsulated.
Competent investigators are responsible for assisting the client by:
1) objectively educating the client about what the client really needs
to have done and how to best achieve it, rather than simply
responding to what the client asks for; 2) describing the limitations of
any testing method; 3) describing the applicability of test results and
the common uncertainties encountered in interpreting results; and 4)
managing the common false expectation that mold testing can reliably
predict safety concerns or rule out health risks.
In our opinion, much too much effort is focused on reporting
moisture readings (particularly spot readings with moisture meters)
that call out potential problem areas. In a mold growth investigation,
if the moisture measurements don't find mold, don’t spend a lot of
time on them.
The beauty of an infrared camera is that it provides a picture of a wide
range of areas and can easily show to the reader of the report how a
problem got started or the extent of a moisture problem.
For instance … mold forms on the wall near an AC supply vent
because the vent is adjusted improperly. The report should state: Cool
air from the vent made the adjacent wall cold, moisture formed on the
wall, and as a result mold grew. See infrared picture attached that
shows the cool surface where the mold is growing.
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The report conclusion should be: 1) Make sure you properly adjust
supply vents. 2) To get rid of the mold, simply clean the surface. Mold
will not be forming inside the wall because the source of the water
problem is external.
Reports should focus on results, conclusions and recommendations. They
should not be collections of measurements. Measurements should be in an
appendix. We have singled out moisture meter measurements above. But
the same is true about air sampling results, CO2, CO, temperature, humidity
or other readings.
The true professional writes short reports that explain the problems and
how to fix them. He uses photographs to tell the story whenever possible
and not words. Details should be in appendixes.
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Appendix A
Rationale for Initial Testing Recommendations
Investigators should maintain a focus on solutions when assessing
problems related to indoor mold. Efforts should rely mainly on the
most practical and cost-effective methods of finding mold growth and
moisture problems that need correction. According to EPA
guidelines, mold testing is often unnecessary in an initial
investigation, and there is no practical health-based reason to test
visible mold growth once it is found. It should be removed*.
In some cases, mold testing may be useful in an initial investigation,
even when visual mold growth is apparent. However, testing should
not be done unless performed competently and for the purpose of
testing specific hypotheses to aid in solving the problem, such as
locating hidden mold growth or determining the extent of secondary
contamination. As a health-protective assumption, it is suggested that
any signs of mold growth be regarded as a potential health hazard that
warrants corrective action, regardless of the type of mold or amounts
measured. Evidence of active mold growth indicates that conditions
exist that may foster the rapid growth and spread of mold, some of
which can be harmful. Testing should not delay prompt corrective
actions, nor should it divert resources from the practical solutions of
moisture control and thorough cleaning to remove mold
contaminants.
The following points underscore the view that mold testing is
inherently uncertain and cannot be relied upon to answer questions
about health and safety. Finally, the issues described below also
illustrate some of the limitations that investigators should be able to
address in their sampling plan when they propose mold testing as part
of an investigation.
* We are often taken to task for talking about mold growth by lawyers who state that since
we haven’t tested, it is actually "mold-like growth." Dr. Rosen recommends that when legal
issues are likely to be involved, the professional mold assessor should perform initial testing.
53
Point 1. The nature and quantity of contaminants present at – and
released from – sites of mold growth are typically dynamic and
complex. When mold grows and multiplies indoors, it can be very
expensive to accurately characterize because its concentration in the
air may vary over time and space based on the following:
a) Both the types of mold and their absolute and relative numbers
in air or on surfaces are likely to vary with an array of potentially
changing micro-environmental factors such as temperature,
relative humidity, surface water activity level, type of substrate,
nutrient availability, presence of competing micro-organisms, and
amount of light.
b) The amount of mold spores released to the air from a site of
growth and how they are distributed can change dramatically over
short periods of time.
c) The mixture of spores in the air can be influenced by factors
such as ventilation patterns, air speed, and occupant activities,
and will change over time and location as the spores of some
species settle out at different rates.
d) The deposition and accumulation of mold particles onto
surfaces can depend on releases from growth sites, airborne
transport patterns, effectiveness of removal mechanisms, and
frequency of resuspension caused at least partly by occupant
activities such as foot traffic or cleaning.
Point 2. Mold testing is incapable of completely characterizing and
measuring the total contaminant mixture produced by most indoor
mold problems. Testing may either grossly underestimate an underlying
problem or it may overestimate a problem. For instance, a small spec
of mold on an AC supply grill may be polluting an entire office, but it
can be cleaned in 2 seconds with a rag and bleach. The following are
reasons to question the usefulness of initial mold testing in many situations:
a) Any test method will only detect a select group of molds out of
all the molds that may be present in, for instance, a contaminated
wall cavity. Consequently, testing results cannot be relied upon to
give a complete picture of all types of mold present.
54
b) The quantities of mold detected (both the total numbers and
relative frequencies) are not precise counts; that is, the numerical
results can vary by the sampling and analytical method used, and
should be regarded as fairly crude estimates at best.
c) The results for any particular sample are only applicable to the
specific time and location of the sample – test results only
represent a “snapshot” in time. They cannot be assumed to
estimate the contaminant load at another nearby location from
where the sample was taken and do not necessarily represent past,
or predict future, conditions.
Point 3. It is fundamentally impossible to rule out mold-related
health risks by any currently available environmental testing methods
alone. Even if it were practical to collect enough data to identify and
quantify all the mold present for a specific time and location, health
risks and occupant safety would not be fully understood or predicted
due in part to the following:
a) The identity of most mold species, and even strain or isolate,
does not adequately predict the amount or types of potentially
harmful agents produced. A particular mold that can produce
harmful substances may not always do so – and the types and
amounts it produces may change over time and from one location
to another.
b) Small mold fragments and even very small mold spores are not
detected by analysis of air samples performed at conventional
laboratories and may often be the cause of health problems.
c) Mold-produced toxins can attach themselves to dust particles
and as such would never be detected by air samples analyzed at
conventional laboratories that only look for mold spores. Dust
particles laden with mold-produced toxins may be the cause of
health problems.
d) Molds may produce agents that have not yet been identified or
are not currently recognized as harmful.
e) Much remains unknown about how and why some individuals
are affected by mold when others are not, and which factors
55
particular to the agent, the exposure, and/or the person lead to the
health problems.
f ) Numerical criteria are not appropriate for determining if a
health concern exists, because there is no agreement on what
minimum level of any specific mold – much less a complex
mixture of various organisms and their products – is safe or will
cause health effects.
The only currently accepted way of quantifying the extent of the
problem is by determining the visual size of the contamination, not
by air or other sampling methodologies.
This is the method endorsed by the EPA guidelines which are based
firmly on industry accepted practices. Again, there are no other ways
to quantify a mold problem for the purpose of remediation than to
make a visual determination of the size of the problem and then
categorize the problem into categories of small, medium or large for
the purposes of establishing an approved protocol for remediation.
So we keep in mind that mold is an indicator of a (water) problem.
Do not get hung up on mold spore levels or types of mold present.
When the mold and/or mold testing points us to the water problem,
it has done its job.
After fixing the water problem, we then clean or remove the problem
followed by careful cleaning of the remediation area as well as adjacent
areas of all settled and airborne dust. Cleaning is followed by
sanitization.
For more information on cleaning please see Appendix L.
Whether there was somewhat more or less mold in the air before you
started is not the issue. The issue is that as a result of proper removal
followed by cleaning and sanitization, all microbial contaminations
are removed including … bacteria, mites, viruses and mold. Any cat
or dog dander hanging around. Well that’s gone too.
56
Appendix B
Background on Mold and Health Effects
Mold Growth
The term “mold” describes more than a million species of microscopic
fungi that grow on wet or damp organic matter, such as paper, fabric,
wood, cellulose-containing materials, insulation, and ceiling tiles.
Several hundred of these organisms may be present in indoor
environments. The growth requirements for most indoor molds are
relatively simple: oxygen (usually), suitable temperature range, a
supply of nutrients, and excess moisture. Moisture is the factor that is
most controllable and should be the focus of mold prevention and
initial remedial efforts.
Mold grows on surfaces of materials that can provide organic
nutrients and where excess moisture is available. A visible growth of
mold is called a colony. A material which is supporting active growth
and proliferation of colonies on its surfaces is called an amplifier. One
of the ways that molds reproduce and spread is by specialized
microscopic cells called spores. Spores, when dry, are buoyant and
readily dispersed by air movement. A single spore can rapidly
germinate, often within days, to form a new colony – which in turn
can produce millions of additional spores.
Airborne and deposited mold particles are present throughout the
environment, both outdoors and indoors. Molds from the outdoors
are readily transported into a building as air moves through doors and
windows. People carry mold spores from the outdoors and from other
indoor environments on their clothing, foot wear, and on other items
that are brought into the building. Consequently, whenever mold
testing is done, some mold is likely to be found; however, the mere
detection of mold in an indoor sample does not indicate that
problematic indoor mold growth is occurring. Finding indoor mold
growth and favorable conditions for mold growth are the goals of the
investigation.
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Health Effects of Mold
Many molds can produce a variety of allergenic substances, odorous
chemicals, and toxic metabolites. The specific agents produced by
mold that can affect human health are not always predictable; they
may vary in type, quantity, and strength from species to species and
even from one strain or isolate to another of the same mold species.
For example, a colony that is producing specific harmful agents at one
time might not produce the same agents if the conditions where it is
growing change, or if it spreads to a new location with a different set
of micro-environmental conditions**. The situation is further
complicated by the fact that multiple species of mold are often present
when an indoor mold problem exists, and each species may be
influenced differently from the others as micro-environmental factors
change.
In order for mold to affect health, it must contact or enter the body.
People are mainly exposed to mold by inhaling spores and by skin/eye
contact. Mold also releases a mixture of various volatile organic
chemicals into the air that people breathe and that may impact health.
When people are exposed to high levels of mold, especially when it
proliferates indoors, a spectrum of health effects may occur. Allergic
symptoms are the most common problems, such as mucous
membrane irritation, rhinitis, and rashes. More severe effects, such as
asthma attacks, hypersensitivity pneumonitis, infections, or toxic
reactions, may also occur. However, since susceptibility to the effects
of molds varies among humans, health impacts from similar exposures
also can vary greatly from person to person and may not be readily
predictable for some individuals and situations. Persons who are most
likely to be susceptible include those with respiratory problems, such
as allergies or asthma, or a compromised immune system, the elderly,
and the very young. It is recommended that anybody who believes they
have health problems related to mold seek professional medical attention.
** Personal communication with Dr. Stephen Wilson ... his lab is working on a project
whereby they show that mycotoxins of Stachybotrys sp. are produced inherently and not
because of environmental changes.
58
Even when an indoor mold problem has been characterized as well as
is possible, there will always be uncertainty regarding if, or how, the
health of occupants may be affected. In fact, for a number of practical
and logical reasons, the possibility that some portion of any group
exposed to molds will suffer adverse health effects can never be ruled
out when mold is found growing in occupied areas. Given that there
is considerable uncertainty about the health consequences of exposure
to contaminants from indoor mold problems, it is recommended that
any mold growing inside be regarded as a sign of a potential (current
or future) health hazard that should be corrected properly as soon as
possible.
For more information on mold and health effects we recommend our
book: When Traditional Medicine Fails: Your Guide to Mold Toxins
available at Amazon.com
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Appendix C
Personal Protection and Contaminant Control
Personal Protection
When mold-contaminated surfaces are physically disturbed, greatly
elevated levels of airborne mold particles often result. Such releases
can even occur during investigation, especially from destructive
efforts to get at hidden areas of growth. Workers performing such
mold-related activities may breathe in, or their skin may contact,
mold contaminants. In general, the amount of exposure to mold
workers or occupants will likely increase, the more the mold is disrupted.
Determine what type of personal protective equipment is required5 and
under what circumstances it must be used. It is recommended that
workers handling small amounts of moldy materials – manageable by
routine custodial or building maintenance activities – on an occasional
short-term basis be provided the following types of protective
equipment, at a minimum:
✔ A NIOSH approved N-95 filtering face piece respirator is
recommended at a minimum.
✔ Eye protection: Use goggles or a full faced respirator that excludes
fine dusts.
✔ Skin protection: Wear disposable or washable outer clothing, long
sleeved tops and long pants.
✔ Gloves: Select those that are impervious to any chemicals used.
Contaminant Control
It is critical, whenever investigation or cleanup activities expose and
agitate moldy materials, to control the release and movement of mold
5 In most states, there are currently no legal requirements for respiratory protection specifically
for handling indoor mold contamination. However, when the use of personal protective
equipment becomes a requirement, legal requirements for the employer necessarily follow.
61
particles and any other contaminants that are liberated by the work.
Such control is important to protect occupants from exposure to
contaminants that may adversely impact their health and to prevent
the spread of contaminants into other areas of the building. Examples
of ways that contaminants are spread from their site of origin include
movement via foot traffic leaving the contaminated area, physical
movement of improperly-encased contaminated materials, and/or by
movement through the air.
Contaminant control can also reduce exposure levels for remediation
workers. As the exposure level is reduced, the level of protection can
be reduced which means more comfort for the workers and also lower
cost (more efficiency) for the remediation work.
The best mold remediation protocols are those that reduce the spread
of contaminants during remediation by pre-cleaning, misting,
foaming, fogging or other methodology which then allow workers to
work quickly, safely, cost effectively and in comfort with minimal
protection.
When as a client you see a proposed mold remediation protocol that
requires extensive protection such as full face respirators, Tyvek® suits
and decontamination chambers, your first thought should be … is
this necessary?
Perhaps only a minimal amount of effort has gone into considering
contaminant control?
Perhaps a few, small full containments could be built around the more
extensively contaminated areas but the rest of the job could be done
with far less protection or perhaps could be done by in-house
maintenance personnel?
Using wet techniques that moisten materials to be removed can reduce
the release of mold spores, fragments and toxins.
Whereas, so called dry techniques such as sanding or other dust
62
producing techniques should be avoided. Dry techniques not only
increase contaminant levels and increase the chance of failed
remediations but also increase costs.
Determine the need for contaminant-control measures based upon
the likelihood that planned activities will disturb and/or disperse large
quantities of mold particles in areas where occupants may be exposed.
The following considerations may be useful in evaluating the risks for
a particular situation.
Determining the Need for Contaminant Control
❑ The amount, density of growth, and size of area affected of visible
– and possibly hidden – mold growth;
❑ The amount of contaminants deposited on surfaces, such as
carpet, from past problems;
❑ The intensity and duration of physical forces that will be applied
to the contaminated materials, and the likelihood that this will
disturb the mold and release contaminants into the air;
❑ The wetness of materials that will be disturbed, since wet
materials produce less dusts than drier materials;
❑ The ability to enclose or cover contaminated materials before they
are disturbed;
❑ The proximity of the contamination to occupants – especially
potentially-sensitive individuals;
❑ The existence of routes for airborne contaminants to reach occupied
areas via planned pathways, such as ductwork, and unplanned
pathways, such as an air leakage caused by pressure differences;
❑ The length of time before remediation will begin, and the
expected project duration;
❑ The proximity of contamination to items that would be very
difficult or costly to clean/remove if they become contaminated;
and
❑ The skill, experience, and level of care that may be expected of
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those doing the work. It is strongly recommended that
experienced, trained, or otherwise skilled staff are used to perform
the work when mold contamination and/or the possibility of
significant dispersal is/are extensive.
The following generalizations are intended to illustrate the two ends
of the spectrum of options for contaminant control. In the case of
contamination that is limited to small and easily accessible areas and
which should be correctable by routine custodial or building
maintenance practices, only fairly limited contaminant control
measures may be needed. In contrast, more extensive measures are
usually warranted when heavy or large scale contamination is
expected to become disturbed. While these examples may be used as
guidance, specific needs must be determined on a case-by-case basis
by the judgment of the reader or their consultants.
In the simpler cases, the following control methods may be used.
These are best done before performing activities that will physically
disturb the areas of growth or as contamination is gradually
encountered and becomes accessible.
✔ Thoroughly vacuum all visible mold and materials surrounding
the area of growth using a HEPA vacuum or with a Wet Vac
(equipped with a drywall filter) that has a long extension and is
exhausted outside.
✔ After vacuuming, damp clean surfaces in the area surrounding the
growth;
✔ Drill holes into moldy drywall that needs be removed and vacuum
wall cavities before removing drywall; and/or fog or foam wall
cavities before removing drywall.
✔ Bag or cover areas of growth with plastic prior to removal of
material; and
✔ Securely bag waste and dispose.
6 Enclosing mold growth and contaminated materials within permanent structures is
NOT recommended – on its own, this will not control further mold proliferation or
degradation of structural materials.
64
When contamination is extensive and will likely become airborne, the
following methods may also be warranted in addition to those above:
✔ Isolate the air handling system from the contaminated/work area;
✔ Construct containment6 around work area using plastic sheeting;
✔ Establish negative pressure inside the containment zone;
✔ Test or monitor containment for leakage using Laser Particle
Counter.
For more detailed guidance on contaminant control, refer to one of
the documents listed in Appendix F or our sister publication, When
Traditional Remediation Fails, and seek advice from an experienced
professional remediation service provider.
Decontamination
A protocol for decontaminating workers and equipment should be
developed and in place before beginning work. The level of
decontamination needed for a given situation will depend on the
nature and amount of contaminants; the type of activities performed;
how effectively you are able to minimize the spread of mold spores
during material removal; and the use and arrangement of any
containment around the work area.
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Appendix D
Interpretation of Mold Testing Results
There are inherent problems with measuring the spore mixture that
results from indoor mold growth. Consequently, considerable
uncertainty will exist that must be objectively handled in the
reporting and interpretation of any mold testing data. Any use of test
results should explicitly acknowledge sources of uncertainty and
describe when subjectivity and opinion enter into the interpretation.
Be that as it may, testing (in conjunction with visual assessment) can
provide powerful confirmation, for instance, that as a result of a series
of clearance tests, the house can now be considered to be brought
back to “good as new”.
However, more often than not mold assessors present their clearance
test results to the client using incorrect assumptions so that mold
remediation that has left the office contaminated is certified as a
quality job. Because this industry is young and not regulated, we see
this as the rule and not the exception.
To maximize the utility of any testing7 performed, it is recommended
that results be interpreted consistently with the following principles,
processes, and caveats.
QUALITATIVE ANALYSIS – Airborne Mold Spore Identification
The essence of qualitative analysis is to compare the types of
airborne mold spores detected in an area of concern (the suspect
area) against those detected in a comparable sample from an
7 Bulk, contact, or tape samples are sometimes collected for the sole purpose of
confirming that a suspect material is mold – these can be of value in an investigation and
need only be interpreted as positive or negative for the presence of mold growth structures.
8 For the purposes of this document, the term “control” is roughly interchangeable with
“reference”, “comparison”, or “background.” These terms are used to refer to samples taken
from presumably uncontaminated areas. The fungal load of a specific suspect media area and
media may be partially assessed through a comparison to the load in the uncontaminated
area(s). However, for accuracy, it is acknowledged that these are not true controls.
67
appropriate control8 area that is not expected to have problematic
species (genus) of mold. When the types of mold and relative
proportion for each type differ significantly from those of the
“control” sample, an area of indoor mold growth (fungal
amplifier) is suspected as the source of the additional organisms.
The concept of control can be a bit complex at times. No doubt
overall cleanliness, carpets or not, open doors or windows, air
filters or not … will have an impact on how easy it is to find a
suitable control but in practice you have suspect areas and you
have non suspect (control) areas. If the control and the testing
lead you to the water damage and you fix it, they have worked
fine. Sometimes a control clean area may be in a different house
or different office or school building. Sometimes a control is an
experienced mold assessor's knowledge that such and such a level
is too much mold. And sometimes you will need to clean an
entire office first of dirt and dust before you can get a control.
COMPARISON TO OUTDOOR SAMPLES – Depending on
the season, location, and whether or not the building is air
conditioned (especially if the building is using high efficiency air
filters), comparisons with outdoor samples are NOT particularly
useful. Most investigators do not interpret the results of the
comparisons correctly.
In areas like Las Vegas, the outdoor spore counts are typically very,
very low and comparisons with outdoor samples are problematic.
In areas like Sarasota, Florida in the summer, the counts are very,
very high and comparisons are problematic. Any place where it is
very cold in the winter will have very low spore counts during winter
months and comparison with outside levels would be problematic.
In addition to the count variation, the species found in outdoors
samples varies from day to day. Under normal conditions, you will
almost always find different mold species in inside samples compared
to outside samples if doors and windows are not open. See the
disclaimer on the next page about comparisons with outdoor samples.
COMPARISON TO INDOOR CONTROL SAMPLES – We prefer
to use a known clean area of the building as the control. If specific
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mold species that are not present in the indoor control sample are
found in amounts greater than one or two spores in a sample9
from the suspect area, an indoor source of mold growth may exist.
There are certain indicator mold species often found when there
is moisture-damaged wood or paper (wallboard) within a building.
These indicators can be used by an experienced investigator to
provide information as to whether there is indoor mold growth.
However, when only one or two spores are found, actions other
than additional testing are rarely advisable. Note that when
performing air sampling, a small amount of air is sampled for
spores and then the raw count is multiplied by a large number to
get spores per cubic meter of air. So it may look like large numbers
of mold spores are found when only one or two spores (the raw
count) have been collected. On the other hand, while the 2 spores
do not seem much, that may be due to the limitations of the
detection technique or certain day-to-day factors. And what is
actually out there may in fact be a major problem. False negatives are
typically much more of a problem than false positives in our industry.
Additionally, spore counts do not even see mold fragments. Mold
sensitive occupants can be sick from mold due to mold fragments
when mold spore counts approach zero.
Testing for mold fragments is expensive and requires DNA
analysis. It is best to try to avoid the production of mold
fragments by using wet techniques during remediation instead of
dust producing dry techniques. And then follow the remediation
by proper cleaning.
QUANTITATIVE ANALYSIS – Airborne Total Mold Spore Count
Quantitative analysis is based upon the total number/
9 When only one or two spores of a species are detected, these can generally be disregarded
unless their presence is confirmed in several other samples. Repeat sampling may also be needed.
69
Sample disclaimer regarding Outside Counts.
To the right is a graph of
outdoor mold spore counts
taken in Miami during the first
half of 2004 by the National
Allergy Board.
Miami Mold Counts by National Allergy Board
(Counts are total mold per cubic meter of air)
The results show that total spore
counts vary widely from day to
day throughout the year. Based
on the reading of the chart, we
see that outdoor counts can be
10X-20X higher (or lower) a few days later or earlier. From this chart
it can be seen that a simple comparison of indoor spore counts to
outdoor levels cannot generally be used to judge whether a residence
has elevated levels of indoor mold spores that indicate problems with
indoor mold growth.
The use of AC and/or air filters will almost always have a much
greater impact on the indoor spore count than outdoor levels in a
modern building. The only areas where outdoor counts will always
have an impact are near doors or windows that frequently open. For
example, in a home, the living room and entry hallway are always
affected to a larger degree by outside air than a bedroom at the back
of the house.
Not only does the level of outdoor counts vary widely, but the
composition of outdoor mold spores varies from day to day. Any
standardized comparison of the types of mold spores in the home to
those found outside generally will not be useful in predicting if there
is an indoor mold growth problem. For instance, the types of mold
spores sampled inside a home may be indicative of a door left open
the day before when outdoor levels had a different mix of spores than
on the day of testing.
70
Is the house clean as indicated by the level of debris found on the
sample slides? Homes with high levels of airborne debris will almost
always have elevated levels of mold spores but not necessarily a mold
growth problem. Or the debris may be covering up a problem, which
would be obvious in a recently cleaned home. The home may need to
be cleaned and re-sampled in order to make an accurate assessment of
problems or lack thereof.
Experience, training, and common sense are used in interpreting data.
When in doubt retest.
Sincerely,
Gary Rosen, Ph.D., C.I.E.
President, Chief Technologist
Disclaimer: Test results for mold spores are a snapshot of the residence’s indoor
environment at the time of testing. A residence tested to have no detectable indoor
mold growth at the time of delivery to the buyer does not mean that the residence
will be free from mold growth problems in the future if indoor moisture is not
controlled. Mold will always start to grow inside the home if indoor moisture levels
are not controlled.
71
concentration of mold spores found in the suspect area compared
to a comparable sample from appropriate control areas such as an
indoor control location.
COMPARISON TO OUTDOOR SAMPLES – Mold spores in
outside air generally only affect the spore count in areas close to
open doors in air conditioned buildings. In a building with air
conditioning and air filters (typical modern and clean buildings),
mold spore counts taken in locations away from open doors
should generally be much lower than outdoor counts when
outdoor counts are moderate to high.
COMPARISON TO INDOOR CONTROL SAMPLES – The
total number of indoor mold spores should be similar to that
found in the clean indoor room selected for taking control
samples. See IESO reference in Appendix J for details on sampling
times for different equipment and environments.
Additional Notes:
1) Use of standard numerical guidelines: Various guidelines for
interpreting mold sampling data have been developed, but scientific
consensus suggests that it is overly simplistic and, in general,
inappropriate to rely solely on a comparison of test results to any
standard or general numerical guideline criteria. The applicability of
any such guidelines would be specific to the material sampled, sampling
technique and all parameters, analytical method, growth/culture
media, geographic location, and building operation conditions such
as natural ventilation versus filtered mechanical ventilation.
Nevertheless, in an office environment, when you have the same type
of structure over and over, it is relatively easy to develop highly useful
numerical guidelines for season specific mold surveys for particular
locations. These guidelines will allow the determination as to whether
a particular building or office has a problem with elevated mold spores
or not.
2) Small numbers of indicator species: The detection of only a few
spores or colonies of a particular mold in a sample should be
72
considered only suggestive of an indoor source. The confirmed
presence of a particular species generally requires that: (a) it is found
in several samples, (b) it is identified several times in a single sample,
or (c) there is visual evidence of, or source sampling indicating its
growth in the building. When the persistent presence of such species
has been demonstrated, make decisions concerning safety on a caseby-case basis. All relevant circumstances must be considered,
including any information that may indicate that occupants are, or
will likely be, exposed to the mold.
3) Identification of “red flag” organisms. Certain species of mold
are of particular interest when their presence is confirmed in an
indoor location because of their greater potential to cause health
effects in some people. Indoor molds commonly considered
potentially hazardous include some of the following:
•
Species of Aspergillus (A. fumigatus, A. flavus, A. versicolor)
•
Species of Fusarium (F. moniliforme, F. solani, F. oxysporum)
•
Species of Penicillium (P. marneffei, P. chrysogenum)
•
Species of Stachybotris (S. chartarum [also known as S. atra])
•
Alternaria alternata
The above is not a complete list of all molds that are significant to
human health.
All of the above listed molds will be found in outside air samples in addition
to indoor air samples from water-damaged buildings. Unless elevated
levels of these molds are found indoors, the only conclusion that one can
make from finding them indoors is that you should be on alert for problems.
Additional testing, such as testing of the interiors of wall cavities, may
then be required.
Given the limited state of current knowledge, it is premature to conclude
that some types of molds growing indoors are necessarily of less concern
from a health-risk standpoint than those which have been labeled by
the popular media as “hazardous” or “toxic”. For this and other
reasons, it is not appropriate to conduct testing solely for the purpose
73
of attempting to find out if so-called “dangerous” molds are present.
4) Viability of Indoor Mold Growth. Numerous researchers and
physicians state that (fresh) mold spores from indoor sources result in
greater health problems at a particular concentration level than
outdoor levels. Indoor spores from an active water leak are mostly
viable – live – and create more of a health problem when they enter
lungs or sinuses than non-viable (dead) spores. For this reason, sensitive
people may become sick from mold spores at indoor mold growth levels
well below outdoor levels.
5) Water Activity (Aw) and Mold Growth. Mold that requires wet
conditions (extensive water damage), thus high Aw (>0.90) include
Chaetomium, Trichoderma viride, and Stachybotrys. Slightly or
moderately xerophilic species (dry loving) include Aspergillus species
such as A. fumigatus, A. ochraceus, A versicolor and Penicillium species
such as P. crustosum, P. commune, P. echinulatum, P. solitum.
6) Water Damage Indicators: In a recent EPA study using
Quantitative PCR (DNA analysis) they found that certain species
predominated in water damaged homes. The following molds were at
least 5X higher in water damaged homes than in reference homes.
Many of these species are known for their pathogenicity and/or toxicity:
•
•
•
•
•
•
•
•
Aspergillus fumigatus
Aspergillus unguis
Aspergillus ochraceus & ostianus
Aspergillus versicolor
Penicillium Group 2
- crustosum
- camembertii
- commune
- echinulatum
- solitum
Penicillium spinulosum Group
Stachybotrys chartarum
Trichoderma viride Group
The following 6 pages of example test results show elevated levels of
problem molds indicated in RED.
74
Mold Spore Analysis
Sample ID:
All images 200X unless noted otherwise.
200X images are 420µm across.
BP-1
E x a m D a t e : 8/16/2004
SampleDate: 7/30/2004
Description: Spanish River Home. Downstairs air duct.
Exam Comments: Dematiaceous chlamydospores and hyphae of indeterminant mold. This type is common in HVAC vents.
Sample Comments: Lift Tape. Need ID plus photomicrograph. Photo labelled #1
Portion Examined:
75 %
Mold observed
Indeterminate hyphae
Image:
75
Mold Spore Analysis
Sample ID:
BP-2
E x a m D a t e : 8/16/2004
Description: Spanish River Home. Downstairs wood stud.
Exam Comments: Obvious Pen/Asp contamination found with lift tape.
Portion Examined:
75 %
Mold observed
Image:
76
Mold Spore Analysis
Sample ID:
BP-5
E x a m D a t e : 8/16/2004
Description: Spanish River Home. Upstairs flloor. Master Closet area.
Exam Comments: Obvious Stachy contamination problem found with this lift tape.
Portion Examined
75 %
Mold observed
Stachybotrys spp
.
Image:
77
Mold Spore Analysis
Sample ID:
BP-13
E x a m D a t e : 8/16/2004
Description: Spanish River Home. Upstairs. Master Bedroom air sample
Exam Comments: Low mold spore concentration. Very high debris load. No detectable problems but debris could mask problems.
Sample Comments: Air sample. ID Top 4 + Stachy. Photo labelled #B. No AC. But dry. Earlier had big air cleaners running.
Portion Examined:
85 %
Air Vol.:
150 Liters
Duration: 10
R a t e : 15
Pump: 1
Rel. Hum.: 0.6
Mold observed
Count
Spores/m3
Indeterminate mold
1
Curvularia spp.
1
8
Chaetomium spp.
3
24
Coprinus spp.
1
8
Total Spore Count:
8
6
Total Concentration:
47
Spores/m3
Image:
78
Cal. date: 7/30/2004
Temp C∞: 26
Mold Spore Analysis
Sample ID:
BP-17
E x a m D a t e : 8/16/2004
Description: Spanish River Home. Downstairs air sample
Exam Comments: Low mold spore concentration. Very low debris load. No detectable problems.
Sample Comments: Air sample. ID Top 4 + Stachy. Photo labelled #D No AC. But dry. Air cleaners in room.
Portion Examined:
85 %
Air Vol.:
150 Liters
Duration: 10
R a t e : 15
Pump: 1
Rel. Hum.: 0.59
Spores/m3
Mold observed
Count
Chaetomium spp.
2
16
Rusts
1
8
Coprinus spp.
1
8
Total Spore Count:
4
31
Spores/m3
Image:
79
Cal. date: 7/30/2004
Temp C∞: 25
Mold Spore Analysis
Sample ID:
BP-18
E x a m D a t e : 8/16/2004
Description: Spanish River Home. Downstairs walll sample
Exam Comments: High mold spore concentration. High debris load. Large dark object in image is a mass of Chaetomium spores.
The mass contains many spores that were not able to be differentiated or counted.
Sample Comments: Air sample. ID Top 4 + Stachy. No photo. No AC. But dry. Air cleaners in room.
Portion Examined:
85 %
Air Vol.:
150 Liters
Duration: 10
R a t e : 15
Pump: 2
Rel. Hum.: 0.59
Mold observed
Count
Spores/m3
Chaetomium spp.
24
Alternaria spp.
3
24
71
557
Total Spore Count:
98
188
769
Spores/m3
Image:
80
Cal. date: 7/30/2004
Temp C∞: 25
Appendix E
Expectations for Professional Mold Investigations
The following is intended to be a suggestion of what to expect and
request from Indoor Air Quality (IAQ) Consultants who provide
mold investigation services. The expectations are presented in a
format resembling an investigation report. Such a report should be
followed by a Clearance Certificate if mold remediation is performed.
Appendix G and H are examples of investigation reports. Appendix I
is an example of what should be in a Professional Mold Remediation
Protocol.
It is recommended that expectations be made known early, so that
activities are planned to ensure that all needs are met.
A professional mold investigation is NOT simply taking air samples.
It is a thorough investigation as to the causes of the mold problems ...
which are always from excess moisture. (A construction or building
sciences background and/or training in moisture related construction
defects is therefore a mandatory requirement for the professional
investigator.) A professional investigator MUST provide a
recommendation for correcting the moisture problem along with
correcting the mold problem. A professional investigator MUST, after
remediation, certify that based on visual, analytical, and procedural
analysis the job, including the correction of the moisture problem, has
been properly performed. The professional investigator MUST always
perform initial baseline testing for large or complex jobs in order to
develop remediation and clean-up protocols. The cost of remediation
and clean-up are highly dependent on the level of pre-remediation
contamination.
The professional investigator MUST make sure that all remediation
work leaves the remediation and adjacent areas clean of all
contaminants. Therefore the professional investigator MUST always
perform post-remediation clearance testing.
81
Introduction / Background to the Investigation
Provide sufficient information about the problem, to demonstrate
that the investigation efforts were warranted, logical, and that the
objectives were clear. At a minimum, this section should include the
following information:
➤ Description of facility history, any past moisture problems,
and/or occupant complaints;
➤ Description of all information provided by the operators/
occupants related to the suspected problem or complaints;
➤ Description of parties involved in the current or previous
investigations;
➤ Description of past issues already identified and how they
were addressed;
➤ Outline of current problem; and
➤ Clear statement of the hypotheses and goals of the investigation.
Site Visit Description
Thorough visual assessment of the site is critical to a well-reasoned
and logical investigation. Information about the building’s history,
especially concerning moisture problems and any past or recent mold
complaints, should be further evaluated during the inspection.
Observations or measurements should be recorded and described in
sufficient detail to convey what was done during the inspection and
to demonstrate convincingly that the scope of inspection was
reasonably adequate to determine: (1) if visible mold colonies were
present, (2) if mold odors were detectable, and (3) if signs of current
or past excess moisture were visible.
At a minimum, the site visit description should include the following
information:
➤ Identification
information;
of
persons
82
interviewed
or
providing
➤ Description of general building condition;
➤ Identification of specific areas inspected and their normal or
intended uses;
➤ Description of building’s HVAC systems, especially those that
serve the areas being investigated;
➤ Documentation of relevant past moisture problems or
description of evidence for recent or ongoing excess moisture
accumulation or water intrusion such as: high relative
humidity measurements and/or condensation (especially at
cold surfaces), water content measurements, water stains,
decaying or warped wood, failing paint, peeling wall covering,
roof leak, plumbing leak, flooding, lack of conditioning of
humid outdoor air, leaking windows;
➤ Description of any identified building system failures
associated with the moisture intrusion, excess moisture buildup, or high indoor humidity;
➤ Description of moisture migration pathways traced to sources
as best as possible using infrared imaging to document and
track moisture;
➤ Description of visual observations of potential sources of mold
contamination;
➤ Description of pathways for dissemination of particulate mold
contaminants or mold-produced volatile organic chemicals
(odors); and
➤ Documentation of environmental conditions, as well as the
apparent effectiveness of the HVAC system. Were all unit
ventilators operational? Was the building designed to have air
conditioning and was it operational? Were the AC units
equipped with air filters? If so, what kind? Were the filters and
AC ducts clean?
83
Sampling / Testing in Initial Investigations
Experienced investigators and competent consultants should be
expected to justify any recommendation to collect mold samples and
should explain their reasoning and any underlying assumptions or
anticipated limitations.
When samples are collected to test for mold, the following minimum
information should be provided:
➤ Since EPA guidelines state that sampling is not necessary
when visual mold is identified, why is sampling being performed?
➤ Is sampling being performed to confirm that dust in an AC duct
is/is not mold; that a discoloration on a wall is/is not mold; or
that the home or office is free from hidden mold?
➤ EPA guidelines state that a visual determination of the size of
the contamination is all that is usually needed to classify the
extent of the contamination into small, medium and large.
Such classification is needed in order to establish appropriate
procedures for remediation. Will sampling help us better
understand the "extent of contamination?"
➤ Description of how the data are to be interpreted and used to
meet the objectives.
➤ Description of how the sampling protocol and choices will
achieve the objectives:
•
Clear identification of sample locations and reason(s)
chosen;
•
Describe the effect that outside mold spores (through
open doors and/or windows) could have on the sampling
and selection of controls.
•
Describe how the AC system and air filtration could
impact the sampling protocol.
•
Describe the overall cleanliness of the area to be sampled.
84
A dirty location will always be contaminated with mold
spores that may not be due to indoor mold growth. Does
the area have to be pre-cleaned before testing?
•
Describe each sample collection method10 and reason(s)
chosen;
•
Describe sample technique and reason(s) chosen;
•
Does speciation need to be performed or is genus level
analysis sufficient?
•
Are there medical or legal issues or is there concern about
production of mold micro-fragments during remediation?
If so, should more extensive testing including DNA
analysis be done?
•
Do photomicrographs of the slides need to be taken?
•
Do the slides need to be permanently stored for later
reference?
•
Which controls were selected to be taken and why?
•
How many samples and how many duplicates?
•
If the sampling is to be used to confirm the absence of
hidden mold are sufficient samples being taken? Are all
rooms as well as AC closets being tested?
➤ Description of QA/QC procedures used:
•
Chain of custody for samples;
•
Sample preservation methods;
•
Samples collected based on known standards (IESO)
•
Date/time of sample analysis;
10 If culturable bioaerosol sample results are to be interpreted by quantitative comparison,
species level identification will permit greater confidence in interpretation (see Appendix
D). Note that confident identification of many species requires culturable sample
techniques; species identification from countable techniques should be considered
“presumptive”at best, or somewhat less than certain.
85
•
Analytical methods; and
•
Credentials of analyst/lab11.
➤ Description of environmental conditions prior to and during
sampling:
•
Outdoor weather conditions;
•
Temperature, relative humidity, and dew point in the
sampled space
•
Occupation of space, type, and level of activity. Clean or dirty?
•
Windows open or closed; and
•
HVAC system isolated or not.
•
Does HVAC use air filters? If so, what kind? Are they clean?
Findings and Interpretation
All data from sampling efforts should be reported in a clearly labeled
format indicating sample collection method, location, time, and
results. Results from control samples should also be presented in the
report along with the sampling data. Raw data or actual counts should
always also be reported. Extrapolated or values normalized to a per
sample unit basis can also be given, but these should not be the only
data reported. Any laboratory notations relating to samples or
calculations performed on the data should also be provided with the
sampling results. We also recommend photo-micrographs be taken of
all collection slides and included in reports when medical or legal
concerns are involved.
A fairly complete, yet concise interpretation of the data should be
provided by the investigator. Under no circumstances should the lab
11 It is critical that samples be analyzed by a mycologist competent to provide the level of
taxonomic identification needed for the intended uses of the data. When data regarding the
types of mold and quantities are to be used in the assessment of the problem, it is suggested
that laboratories used for sample analyses be accredited by the American Industrial Hygiene
Association’s EMLAP program and have a Mold Proficiency testing program (EMPAT). Or air
samples should be analyzed by an independent investigator with a Ph.D. in Mycology. Note
that being a “participant” in the EMPAT program is not by itself an indication of competence.
86
make any conclusions as to elevated levels or not. Conclusions must
be made by the investigator and should be done as a synthesis of all
data and observations and not just sampling results. It is also
imperative that all limitations or qualifications related to the data be
clearly stated, and all reasonable explanations or alternate
interpretations be objectively presented.
Visual observations of moisture and/or mold contamination should
be described along with any building system failures determined to be
associated with excess moisture or water intrusion.
Findings should describe all excess moisture accumulation/water
intrusion and mold contamination identified or otherwise known.
Where future excess moisture accumulation or water intrusion is
obvious or likely, this should be pointed out.
Conclusions, Recommendations, Remediation Protocol, Clearance
Certification
The conclusion and recommendations section of a professional report
should identify the source(s) of excess moisture, which either has
allowed, is allowing, or is likely to permit indoor mold growth. The
section should also describe what the observations and sample results
objectively demonstrated about the presence of mold growth indoors,
the pathways for dissemination of mold particles or mold-produced
volatile organic compounds in occupied spaces, and the extent of
areas that should be addressed.
Conclusions should logically follow from – and refer back to – the
findings, especially the observations reported. If evidence of indoor
mold growth was identified, conclusions must address the:
➤ source(s) of excess moisture that permitted mold growth and
➤ extent of mold contamination that warrants removal.
Recommendations should be both consistent with and responsive to
the conclusions. If indoor mold growth was identified, the
recommendations must include specific activities or procedures:
87
➤ The extent of the mold contamination should be placed into
EPA or OSHA size categories;
➤ The report should include recommendations on the
correction or elimination of source(s) of moisture;
➤ The report should recommend the removal of all mold growth
and any related contamination, using containments specified
by EPA or OSHA guidelines; and
➤ It should include recommendations on how to prevent further
excess moisture accumulation or intrusion and/or future mold
growth.
A formal Mold Remediation Protocol should be developed if a 3rd
party mold contractor will be performing the mold remediation work.
See Appendix I for a description of what this protocol should contain.
A clearance certification should be provided by the Professional Mold
Investigator/ Assessor after mold remediation work has been
completed. The certification document states that the work has been
properly performed and the remediated and adjacent areas have not
been left contaminated. An example of such a certification is given in
Appendix K.
88
Appendix F
Mold Assessment and Remediation References
There exist several mold guidance documents that are widely
referenced and may be useful for further reading. The following are
examples of such resources:
➤ "Should You Have the Air Ducts in Your Home Cleaned?"
Indoor Environments Division (6609J) Office of Air and
Radiation (OAR) [EPA-402-K-97-002, October 1997]
http://www.epa.gov/iaq/pubs/images/airducts.pdf
➤ “Assessment, Remediation, and Post-Remediation Verification of
Mold in Buildings” AIHA Guideline 3-2004, by the American
Industrial Hygiene Association
➤ "When Traditional Medicine Fails, Your Guide to Mold Toxins"
2005 by Gary Rosen, Ph.D., & James Schaller, M.D.
➤ "When Traditional Remediation Fails; Guide to Remediation
Procedures for Mold Sensitive & Chemically Sensitive
Individuals", 2007 by Gary Rosen, Ph.D.
➤ “Mold Remediation in Schools and Commercial Buildings.” U.S.
Environmental
Protection
Agency.
March
2001.
(http://www.epa.gov/iaq/molds/mold_remediation.html)
➤ “Damp Indoor Spaces and Health.” Institute of Medicine of the
National Academies. 2004. (http://books.nap.edu/catalog/
11011.html).
➤ U.S. Department of Labor, Occupational Health and Safety
Administration. A Brief Guide to Mold in the Workplace:
http://www.osha.gov/dts/shib/shib101003.html
➤ Occupational Safety & Health Administration. Respiratory
Protection Standard, 29 CFR 1910.134. 63 FR 1152. January 8,
1998. (http://www.osha.gov/dcsp/ote/trng-materials/respirators/
respirators.html)
89
Appendix G
Useful Forms
Moisture / Mold Assessment Control Log
Background:
Mold Assessor (Responsible Person)
Name: _______________________________________________
Company Name: _______________________________________
Address: ______________________________________________
Phone Number: ________________E-mail: _________________
License Number: _______________Insurance Expiration: _______
Mold Remediator
Name: _______________________________________________
Company Name: _______________________________________
Address: ______________________________________________
License Number: _______________Insurance Expiration: _______
Homeowner Information
Homeowner Name: _____________________________________
Address: ______________________________________________
_____________________________________________________
Homeowner 1st Contact
Date:_________________________Time: ___________________
91
General Conditions of Home (Age; potential for dry rot; type of
walls; insulation; etc:) ____________________________________
_____________________________________________________
_____________________________________________________
Pets: _________________________________________________
Noticeable Odor: _______________________________________
_____________________________________________________
_____________________________________________________
Health Problems of Occupants:
_____________________________________________________
_____________________________________________________
Client Interview:
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
Investigation
The visual inspection is the most important initial step in identifying
a water intrusion and/or mold contamination problem.
A picture as they say is worth a 1000 words. We recommend that the
investigation be recorded using extensive photography that includes
detailed captions under each picture. For those that prefer written
format, the following guide is provided. It does not need to be used if
a detailed pictorial and captions is provided.
92
Phase I – Loss Assessment and Evaluation
➪ Site inspection (visual)
Date:_________________________Time: ___________________
A visual inspection is the most important initial step in identifying a
water intrusion and/or mold contamination problem.
Inspection equipment (check which ones used):
❏ Digital Camera
❏ Infrared Thermographic Camera
❏ Laser Particle Counter
❏ Moisture Meter
❏ Other____________________
➪ Observable conditions – data collection:
Outside
Problems with grade, stucco cracks, window caulking, rain gutters,
sprinkler spray, etc. _____________________________________
_____________________________________________________
_____________________________________________________
Attic/Crawlspace
Mold on wood, insulation, drywall? Dry rot? Ventilation problems?
Smells? Roof leaks? Attic connected to wall cavities?
_____________________________________________________
_____________________________________________________
_____________________________________________________
Inside
❏ Discoloration or mold on baseboards, wallboards. Additional
surfaces: ___________________________________________
__________________________________________________
93
❏ Water penetrations(s) – (root cause) source/cause.
Specify: ____________________________________________
__________________________________________________
❏ Water stains. Plumbing Leaks.
Specify: ____________________________________________
__________________________________________________
❏ Standing water.
Specify: ___________________________________________
__________________________________________________
❏ Musty/moldy odor.
Specify location(s): ___________________________________
__________________________________________________
❏ Cracks in shower tile, lack of caulking, loose toilet, leaks under sink
Specify: ____________________________________________
__________________________________________________
❏ Plumbing issues.
Specify: ____________________________________________
__________________________________________________
❏ HVAC filters: Clean:_______ Dirty:_______
Ducts and Supply Plenum: Clean:_______ Dirty:_______
Specify: ____________________________________________
__________________________________________________
❏ Thermostat setting at time of inspection: __________________
❏ Thermostat type: Manual:_______ Programmable:_______
Humidistat:_______
❏ Overall HVAC system performance evaluation
Specify: ____________________________________________
__________________________________________________
❏ Carpet and padding. Carpet tack discolored? Other flooring.
Specify: ____________________________________________
__________________________________________________
94
❏ Contaminated area(s).
__________________________________________________
__________________________________________________
Total square footage:__________________________________
❏ Structural issues.
Specify: ____________________________________________
__________________________________________________
❏ Electrical issues.
Specify: ____________________________________________
__________________________________________________
❏ Containment issues
Explain how easy or difficult it will be to keep the house clean
from further mold contamination as a result of the removal. For
example, is the contamination on an outside wall in an isolated
room with windows that can be opened? Or is the contamination
on a 20 foot ceiling in the middle of a living room?
__________________________________________________
__________________________________________________
❏ Relocation of homeowner/family/pets required?
Specify: ____________________________________________
__________________________________________________
Children:_________________________ Age: _____________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
95
Type of pets: ________________________________________
__________________________________________________
➪ Categorization of water
❏ Clean water (water supply line)
❏ Gray water (dishwasher, washing machine, toilet with urine)
❏ Black water (sea water, flooding, river water, toilet backflows
from beyond trap and sewage)
➪ Causes
❏ Building design
❏ System malfunction
❏ Construction problem
❏ Disaster
❏ Occupants/lack of maintenance
Discussion: _________________________________________
__________________________________________________
Phase II – Initial Steps Taken
Date:__________________
❏ Confined contaminated area(s)
❏ Identified water source
❏ Shut down water supply
Response team consists of:
________________ _______________
________________ _______________
________________ _______________
________________ _______________
________________ _______________
________________ _______________
96
_______________
_______________
_______________
_______________
_______________
_______________
Phase III – Testing
Date:__________________
In most cases, if visual mold growth is present, sampling and testing
for mold is unnecessary. Decisions about appropriate remediation
strategies can be made on the basis of the visual inspection
❏ 10 square feet or less of contamination
❏ 10 to 25 square feet of contamination
❏ 25 square feet or more of contamination
❏ Air sampling
Date:__________________
❏ Bulk or surface sampling
Date:__________________
Containment Recommendation: EPA Level 1,2,3 and where.
How many containments recommended? AC supply and return
vents covered? _______________________________________
__________________________________________________
After rebuild, air samples should be taken to confirm that there are no
elevated levels of airborne mold.
After rebuild, the remediated areas and all surrounding areas should be
inspected for cleanliness using the "white glove test". The should be no
settled dust. All surfaces must have been cleaned and HEPA vacuumed
to remove any mold spores in the settled dust. Air testing without
cleaning settled dust is not sufficient for a post-remediation clearance.
Phase IV – Drying
Date:__________________
❏ Bulk removal – remove all wet drywall as necessary to inspect all
hidden areas
❏ Contaminated material properly removed (sealed plastic bags)
❏ Carpets and padding (dry carpets; however, if wet longer than 48
hours, discard!)
❏ Evaporation methods used (wet vac, material removal, fans,
vacuum with HEPA filter).
Specify: ____________________________________________
97
❏ Dehumidification methods used.
Specify: ____________________________________________
Phase V – Monitoring
Date:__________________
Meter reading (laser particle count @ 5 & 10 micron, moisture meter,
IR Camera, RH/Temp, Air Samples Taken). Check ❏ if photos taken.
Specify type and area(s): _______________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
Room
Particle Cnt RH/Tem IR Camera
Air Samples
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Additional Monitoring:
Room
Date:_________________
Air Samples
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Follow-up monitoring at rebuild stage: Date:________________
Room
Air Samples
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
98
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Phase VI – Post- Remediation Cleaning Date:________________
Air scrubbing/ air filtering ________________________________
Fogging ______________________________________________
Carpet sweeping (with HEPA vacuum) ______________________
Furniture cleaning (leather, fabric) Describe:
_____________________________________________________
Phase VII – Final Inspection & Clearance Testing
Date:_________________
❏ Visual, Procedural, Analytical.
Specify: ____________________________________________
__________________________________________________
❏ Third party.
Specify: ____________________________________________
__________________________________________________
❏ Remediation contractor.
Specify: ____________________________________________
__________________________________________________
❏ Homeowner ________________________________________
Representative:
–––––––––––––––––––––––––––––––––
Date:
–––––––––––––––––
Attorney-Client Privileged Document
Confidential
99
Appendix H
Telephone Interview Log
Homeowner Information
Name:________________________________________________
Address: ______________________________________________
Phone Number: ________________________________________
Alternate Phone Number:_________________________________
E-mail Address:_________________________________________
Initial Notification: Date:_______________Time:______________
Interview Questions
1. Type of water intrusion (plumbing, windows, roofing, etc.):
__________________________________________________
2. When did you first notice the problem? ____________________
3. Can you see where the water is coming from?
If yes, where:________________________________________
__________________________________________________
4. Rooms affected: _____________________________________
__________________________________________________
__________________________________________________
5. Type of damage (discoloration, musty/moldy odors, flooring,
cabinets, etc.):
__________________________________________________
__________________________________________________
6. Category of water (circle one): Clear Gray Black
7. Approximate size of damage (10 square feet or less, 10 - 25 square
feet, >25 square feet):
__________________________________________________
__________________________________________________
101
8. Family size:
Children:___________Ages:____________Pets:____________
9. Any special circumstances (health conditions, etc.):
__________________________________________________
__________________________________________________
10. Additional notes: ____________________________________
__________________________________________________
Name of Interviewer: To whom was this information delivered?
Y IAQ Representative
Name:______________________Date/Time:______________
102
Appendix I
What the Mold Remediation Protocol Should Contain
The Mold Remediation Protocol as defined by Texas Mold
Regulations is applicable to anyone writing a remediation protocol
and not just in Texas. Below we list the Texas requirements (plus we
add a few improvements here and there):
“A document, prepared by a licensed mold assessment consultant for
a client, that specifies the estimated quantities and locations of
materials to be remediated and the proposed remediation methods
and clearance criteria for each type of remediation in each type of area
for a mold remediation project".
To comply with the Texas Mold Regulations, Protocols must, at a
minimum, include the following:
✔ Location(s) of Remediated Area(s). "The rooms or areas where
the work will be performed". This can be a verbal description.
However, we recommend that pictures be taken of all problem
areas and descriptions of what needs to be done are included
under each picture. For large or complex projects make sure each
room is properly identified.
✔ Problem Material. The "estimated quantities of materials to be
cleaned or removed". The key word here is "estimated". The full
extent of the quantity of material for remediation will most likely
not be known until you start opening wall cavities or ceilings.
However, you need this number for the Texas Notification Form
and it is the Assessment Consultant's responsibility to come up
with a number in order to complete the form.
✔ Remediation Methods. "The methods to be used for each type
of remediation in each type of area". This section of the Protocol
should also address important issues such as:
103
➤ Whether or not to use disinfectants or antimicrobial coatings,
and if so, what types;
➤ What items should be removed from the remediation area?
What items should be covered?
➤ What materials or areas should be cleaned and which ones
should be demolished, removed, and replaced;
➤ Should pre-cleaning of surface mold be performed?
➤ Dust (mold spore) suppression techniques?
➤ How will the remediated materials be removed from the
problem area and then discarded without contaminating
other areas?
➤ Any other issues that can have a significant impact on project
costs or project success?
✔ Post-Remediation Cleaning. Not covered by Texas Rules but
important for a successful job.
➤ Air scrubbing. How long? What type of equipment?
➤ HEPA vacuuming floors? Furniture?
➤ Air washing counters, floors, walls, ceilings?
➤ Dust all hard surfaces with paper towels sprayed with dust
magnet?
➤ Fog with disinfectant? Ozone?
➤ Shampoo carpets?
➤ Replace HVAC air filters with Merv 8, 9, 10, 11?
✔ PPE. "The PPE to be used by Remediators". The minimum PPE
specified in the Texas Regulations is an N-95 respirator although
the Consultant can specify additional or more protective PPE.
✔ Containment. "The proposed containment... to be used during
104
the project in each type of area". The consultant should include
general operating characteristics such as "maintain under negative
pressure," "constructed to prevent the spread of mold
contamination," "1 or 2 layers of 6-mil poly," "supply and return
air vents blocked," and similar criteria. Containment can be
something as simple as closing a door to a room and putting a fan
in the window. Axial fans with ducting to remove contaminants
from the remediation work area or air scrubbers? Laser particle
counters should be used to determine if containment is effective.
✔ Clearance Criteria. "The proposed clearance procedures and
criteria... for each type of remediation in each type of area".
Clearance Criteria listed in the Texas Protocol are given below. In
our opinion, neither a professional remediation protocol nor
professional clearance criteria can be developed without initial
baseline testing. If one does not know the extent of the
contamination before remediation, how does one propose a
solution that makes sure the remediation area(s) and adjacent
areas are clean and healthy places to live or work after the
remediation work?
✔ Analytical Method(s). “At least one nationally accepted analytical
method for use within each remediated area in order to determine
whether the mold contamination identified for the project has
been remediated as outlined in the remediation protocol". This
can include air sampling (ie: Air-O-Cells, etc), surface sampling
(ie: tape, swabs, MicroVac, etc), or any other analytical method
such as white glove and/or black glove.
✔ Data Evaluation. "The criteria to be used for evaluating
analytical results to determine whether the remediation project
passes clearance". The Consultant should make sure that the
analytical method is both appropriate and sufficient to make sure
the area(s) tested can be said to be “good as new”. As a minimum,
according to Texas guidelines, the post-remediation work area
should be free of all visible mold and wood rot.
105
✔ Test Conditions. "That post-remediation assessment shall be
conducted while walk-in containment is in place". While the
Texas protocol requires the testing to be performed with the
containment in place, there are many other procedures for postremediation assessment that could apply and should be
considered outside of Texas. The Protocol should specify any
clearance test conditions such as whether or not the neg-air
machines should be on or off, in scrub mode or not,
dehumidifiers on or off, and so on. The key issue is that the test
conditions should always be such that the end result is that the
work area(s) and adjacent area(s) are “good as new”.
✔ Underlying Cause of Moisture. "The procedures to be used in
determining whether the underlying cause of the mold identified
for the project has been remediated so that it is reasonably certain
that the mold will not return from that same cause".
✔ Client Approval. The Texas Consumer Mold Information Sheet
states, "Clearance criteria refer to the level of 'cleanliness' that is
to be achieved by the persons conducting the mold clean up. It is
very important that you (the client) understand and agree with
the assessor prior to starting the project what an acceptable
clearance level will be".
106
Appendix J
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
Appendix K
CERTIFICATE OF MOLD DAMAGE REMEDIATION
Date of Issuance: _______________________________________
Name:________________________________________________
Address: ______________________________________________
City:_______________________ State:________ Zip: _________
Home Tel:__________________ Cell Phone: _________________
Email:__ ______________________________________________
Signature of Homeowner:_________________________________
Date: ________________________________________________
Mold Assessment Certification (Check where appropriate)
◆ New information on the extent of mold contamination is
oftentimes learned during remediation work. I hereby certify that
the protocol for mold remediation was suitable based on what is
now known regarding the mold contamination.
◆ I hereby certify that:
a. Based on visual, procedural and analytical evaluation
(clearance testing), the mold contamination identified for this
project has been remediated as outlined in the mold
management plan or remediation protocol. Furthermore, I
hereby certify that the clearance testing procedure for this
project should be adequate to determine if the work was
successful.
b. Based on visual, procedural and analytical evaluation
(clearance testing), the mold remediation work did not
contaminate the air space or settled dust in the work area,
adjacent areas, or AC system.
131
c. I have performed a limited inspection of the AC closet(s) and
duct system and ❏ recommended that the person listed on
this certificate read the EPA document on duct cleaning at
http://www.epa.gov/iaq/pubs/airduct.html and then contact a
professional for their assessment. Furthermore I have
explained that air duct cleaning of mold contaminated ducts
more often than not will contaminate the residence unless
specific precautions are taken by the duct cleaning company
to make sure that this will not happen.
d. The underlying cause or causes of the mold that were
identified for this project in the mold management plan or
remediation protocol have been remediated – or if not
remediated, ❏ it has been explained to the person named in
this certificate that unless the underlying causes are properly
remediated, mold will return.
e. I have followed recommended procedures for taking
laboratory samples. I have taken a minimum of one set of air
sample duplicates so that the person named in this certificate
can better understand that there is inherent variation in
testing.
◆ It has been explained to the person named in this certificate that:
a. Mold testing and remediation may not uncover all hidden
sources of mold. Small numbers of any identified mold spores
may not have any statistical meaning. Major sources of mold
may hide smaller sources. Mold testing and remediation may
need to be repeated to find all mold growth.
b. Clearance testing is performed in the indoor air (living) space.
It may not detect all sources of hidden mold in wall cavities,
attics, or crawl spaces – areas that are considered outside of the
living space. Such areas are defined as problematic for
clearance testing only if as a result of their contamination, the
indoor air space has detectable elevated levels of mold.
132
c. Depending on the weather, season of the year or other factors,
mold testing may show a false negative. Testing is only a
snapshot of the conditions in the air at the time and day of
testing and is not proof that there is no problematic mold
growth.
d. Mold will always grow / return if moisture is not kept under
control.
Mold Assessor Certification
◆ I hereby certify that I have completed this form accurately to the
best of my knowledge and that my insurance is current. A copy of
the written evaluation that forms the basis for my certification has
been provided to the person named in this certificate.
Assessor License
Holder Signature
Mold Assessor's License No.
and Expiration Date
Date
Mold Remediator Certification
◆ I hereby certify that I completed mold remediation on this project
and my insurance is current. I will provide a copy of this mold
remediation certificate to the property owner no later than the
10th day after the date of completion.
Mold Remediation
License Holder
Signature
Mold Remediator's
License No. and
Expiration Date
133
Date of
Completion
Appendix L:
A Primer on
Less Toxic Cleaning
by
Jim H. White
System Science Consulting
The ‘Right’ Questions
The best research and solutions
come from asking the ‘right’ questions.
But it is often difficult to discern
what the ‘right’ questions might be,
without a lot of external help.
We seldom see a wide-enough picture
without the help of others.
White’s Second Law
The majority of what we know
isn’t true.
We are always saying we know
when, in reality,
we just believe something.
Belief isn’t knowledge.
Table of Contents

Are Cleaning
Products Toxic?
To Kill or to
Clean?
Cleaning
Processes
Washing
Bleaching for
Effect

Coatings
Sealing of
Cavities
Warranties on
Cleaning
Caveats
Conclusions
Are Cleaning Products Toxic?

Almost all products are toxic at a sufficient concentration and length of exposure (this is a crucial factor).
Many modern cleaning products contain solvents (VOC)
that are known neurotoxins, or oils (SVOC) that have
some toxic effects.
Some of those components are intentionally toxic
while some are toxic only as a side effect to the primary
reason that they are used.
Get MSDS sheets (detailed fact sheets) on all cleaning
products that you use, then have everyone read them.
If MSDS sheets are not available we recommend that
you do not use the product.
Too Toxic to Use?

How you use a product can modify its toxicity.
The threshold level of concern is very highly
variable, especially for occupants of some ages
and some existing sensitivities. Remember
that some occupants spend all of their time
indoors, in that location.
Ventilation during use can dramatically reduce
the exposure that workers and occupants ‘see’
but some traces of the cleaner will still remain!
Too Toxic to Use? Cont’d

Some time should be spent with
occupants to help you decide the level of
sensitivities of those that will occupy the
building after you complete the cleaning.
Big business and big industry has helped
keep awareness of sensitivities at a very
low level; you will have to do the best
that you can and be satisfied with that.
More is not known here than is known!
To Kill or to Clean/Remove

It is a part of our warrior past that has us
choose killing as a first option; but that is a
poor choice in housing, or other buildings
designed for human occupancy.
Killing mold or bacterial or viruses, etc.,
(microbial contaminants: is:

Unlikely to stop their return, if conditions (moisture
problems) for rapid growth remain.
Does NOT remove the toxins and/or allergens
present along with the dead microbial contaminants.

Many disinfectants used to kill microbial
growth claim that they “keep on killing.”
But that means that the disinfectant is
leaving a chemical residue.
The chemical residue then needs to be
cleaned up along with the dead microbial
contaminants killed by the disinfectant.
Better to simply clean/remove in the first
place.

Cleaning (without disinfecting) to slightly better
than normal is likely all that is needed in any
building: with a caution about the sensitive
occupant definition of ‘normal’ for that building.
Couple the cleaning with keeping out moisture
that results in indoor mold and bacterial
contamination.

Fix leaks.
Run the air conditioner as needed in humid months.
Use the bathroom exhaust fans after showering.
Green or Non-Toxic

Many ‘Green’ products are toxic to occupants (and
workers/cleaners) when used indoors.
The ‘Green’ label is best seen as irrelevant when it
comes to toxicity to humans.
‘All Natural’ is also highly suspect as arsenic and
lead and cyanide are all natural.
Until much better studies have been performed, it
is best to go with a very selective set of gentle
cleaning agents; if it is intended for dishes it ‘may’
be OK.

Even some dishwashing detergents can be toxic.
Scented?

Most American (US and Canada) companies have
moved to artificial scents to save money.
Many artificial scents are toxic, at least to many,
so that scented products cannot be recommended
to those that clean.
It is becoming more prevalent that certain types of
buildings are ‘scent-free.’
This would not have happened with natural scents,
but is becoming a ground swell because so many
artificial scents are toxic to a significant subset of
the office worker population.
Mold Cleaning Processes

There are many cleaning processes that
can be done in mold cleanup:

Vacuuming (hopefully HEPA or equivalent)
Dust magnet cloths
Cleaning with liquid cleaners
Coating (encapsulating) moldy material.
Removing layers (sanding); etc.
I find that I cannot recommend
anything but the first three.
Vacuuming

Vacuuming is an excellent way to remove dry
dirt deposits (not damp or wet).
It takes a fair bit of time for dirt particles to
move to the vacuum nozzle. Vacuuming too
fast may result in inferior cleaning
Using a HEPA vacuum cleaner that exhausts
indoors may not be the best way to go.
Using a Shop Vac cleaner that is outdoors and
a long extension works better than the much
more expensive HEPA vacuum.
The Shop Vac should be fitted with a “drywall
dust” filter to protect neighbours.
Cleaning Processes

Washing can get things clean enough, if
properly done.
HEPA vacuuming (or equivalent) should
be performed before cleaning to
remove bulk debris. And …
HEPA vacuuming can also remove
settled microbial contaminants.
Taking Time to Clean

Dirt deposits and mold growth may be
many, many molecules thick (tens of
thousands?).
Something not always recognized is that
it takes time for surfactants (detergent
cleaners) to work. Trying to move faster
results in inferior cleaning.
Take the time to do it right the first
time!
Washing

Washing with a surfactant in water is an
effective way of cleaning most surfaces,
if done properly.
As taught in cleaning courses, cleaning
of walls should be started at the bottom
and move upward.
Washing

Rags or sponges should be wrung into a
dirty-water container.
The worker should leave the ‘soapy’
water in place long enough for the
surfactant to work.
Excess water should be mopped up
quickly.
Rinsing

Rinsing is just as important as washing; perhaps
more so in many cases.
Again this should be a two-container procedure,
with the dirty water wrung into a separate pail.
It is the rinsing process that gets the surface
really clean if the washing process was
successful in loosening all of the removable
debris.
Excess rinse water should be mopped up as
quickly as possible.
Drying Rapidly-Enough

If the surfaces were not soaking to start
with, the washing and rinsing processes
would make the surfaces wetter.
The first step should be to remove all
liquid from the surfaces and out of
cracks.
A wet-dry vacuum cleaner is excellent for
this job.
Drying Rapidly-Enough

Warm, dry air should be moved across
surfaces to remove the wetness at the
surface.
The drier the air approaching the
surface, the faster the drying.
Air must be made to move along
surfaces.
Dry Enough?

Before you build back an area, or before
you paint, the materials should be dry.
In certain situations it may be difficult to
completely dry all surfaces.
Clean surfaces can often be fogged with
alcohol based disinfectants to aid in
drying and to avoid mold growth.
Bleaching for Effect

If the surfaces have changed color, because of
mold growth, etc., bleaching can leave a
cleaner-looking surface.
New mold growth and contamination are
easier to see on well-bleached surfaces.
The surfaces must be well rinsed after the
beaching process, because the bleaching salts
can be irritants.
Never bleach without rinsing well, then drying
both rapidly and well.
PPE for Chlorine Bleach

Just about everyone has seen bleach at home;
therefore we then treat it with little respect.
Spraying strong bleach can be dangerous;
misting it can be very dangerous indeed!
Full skin coverage is mandatory, as is a full-face
respirator with an appropriate acid-gas cartridge.
Use of a PAPR respirator is strongly
recommended when using bleach.
Because we see bleach at home, we do not treat
it with respect; that’s bad!
And Dirt Will Come To Pass

Any surface that is exposed to moving air will
collect dust much more rapidly when it is damp.
Closing off air flow paths to hidden areas helps
prevent dirt growth in such locations, as well as
condensation along the flow path.
Since some of that dirt will support mold
growth, and bacterial and other growth as well,
cleaning by the occupant is needed, but they
can only get to visible surfaces.
Clean well then seal to close off cavities.
Sealing of Cavities

There are a number of reasons (two
follow) for properly sealing cavities
that were once moldy:
Residual mold and cleaning agents are
partly isolated from the indoor air; and
Less air, dust & moisture will enter the
cavities, reducing the chance of new
mold growth.

Sealing of Cavities

Sealing should use flexible materials
appropriate to the size of the gaps
involved.
Energy efficiency and draft avoidance
are useful additional advantages of
sealing.
Leaving gaps unsealed is poor
restoration.
Flexibility & Durability of Sealants

Anyone who has studied housing (most
buildings) realizes that buildings seldom quit
moving due to ground motion, temperature
gradients and changes in the moisture content
of materials.
Moisture changes over time often dominate.
Flexible materials do the best job of sealing
after the first few days or so.
Since the sealants are doing several functions
they should be rated in decades, not years.
Indoor sealants see less UV, but do see some.
Selecting Cleaning Products

It makes no sense to go fancy just to get a
highly-technical name. This is good practice, not
a snow job!
Unscented liquid dishwashing detergents, or
concentrates of the same surfactants, make
excellent cleaners, if you give them the time to
work well.
Your wife or girl friend may know the best ones.
Try a number yourself, select one, and
recommend it to your client when finished.
Documentation on Cleaning
Products

Whatever you use you should document.
Most domestic detergents have industrial versions and
almost all of them come with MSDS sheets for the
industrial versions.
Have cleaning procedures available in writing,
including all details such as:

Dilution
Application method: Sponging, misting, foaming, fogging,
spraying, wiping, etc.
And what surfaces to use it on.
Make sure each worker both reads and understands
them. Workers who cannot read should tell you back
what you have told them, then document.
Warrantees on Cleaning

Warrantees on cleaning should be just
that; tell the client what you did, why
you think that surfaces are now clean
enough and what they must do to
prevent mold regrowth.
Explain that the moisture problem must
be solved and that bacterial, insect
infestations and other problems are all
moisture problems.
Warrantees on Cleaning

Do not warrant other than adequate
cleaning and explain all limitations to
what you have done.
Clean and dry materials do not get
moldy, support bugs, grow bacteria, etc.
Caveats

Be honest about the limitations on what is
known and what you cannot do.
Leave something, in writing, on what they
should do to prevent problems coming back.
If renters are involved, state what they can
do and what the landlord should do, but get
the landlords agreement.
Many landlords like to see tenants obligations
provided by other than themselves.
Conclusions

Cleaning takes time and is not simply killing
or coating.
Simple unscented detergents (surfactants)
are all that is needed to loosen dirt.
Rinsing is vital to good cleaning.
Rapid and complete drying is very important
to prevent regrowth of biologicals.
Sealing of cavities has many benefits.
Documenting what you do is necessary.
Ventilation & Humidity Control

Almost all houses can do with good ventilation,
especially if walls have been well sealed.
When it is damp a dehumidifier may be required to
control indoor microbial growth. (An AC is a
dehumidifier but it does not always dehumidify to
the extent required especially in cooler moist
months.)
Natural ventilation under humid conditions is
responsible for many moisture problems indoors.
Jim H. White

Jim H. White is President of System Science Consulting
in Kemptville, Ontario, Canada
For many years Jim was Manager of Engineering
Research at Canada Mortgage and Housing
Corporation (CMHC, the Canadian Federal Housing
Agency).
Through Jim’s leadership CMHC became a world leader
for Housing for the Environmentally Hypersensitive
Presently he is a CMHC-recognized IAQ Investigator
and a consultant on sick houses, with an emphasis on
hypersensitive occupants.
Appendix M
Glossary of Terms
AMPLIFIER: An item (material, substrate, etc.) that supports the
active growth and proliferation (increase in numbers) of mold.
BIOAEROSOL: Airborne particles or matter of biological origin
(derived from a live or formerly living organism). For example, mold
spores or fragments of a mold growth, which are suspended in the air.
CLEANING: The science and practice of controlling contaminants
by locating, identifying, containing, removing, and disposing of
unwanted substances from the environment.
COLONY: A uniform mass of cells all derived from a single cell,
which is growing on a solid surface. A colony is usually the smallest
unit of mold that can be observed with the naked eye.
CONTAINMENT: Barriers, seals, air-locks, negative air filtration
systems, and other methods used to control the movement of airborne
materials or agents and avoid secondary contamination. One type of
barrier, for example, is plastic sheeting used to enclose a work area to
prevent disturbed mold particles from drifting into adjacent or
connected areas.
DISINFECTION: The elimination and destruction of
microorganisms that may allow for survival of some resistant
organisms (e.g., bacterial endospores).
EFFLORESCENCE: Formation or presence of white crystalline
material deposited on the face of masonry.
ENCLOSURE: The practice of attaching a rigid and durable barrier
to building components, sealing all edges for the purpose of
permanently enclosing contaminants.
GENUS: A biological level of classification directly above the species
level. In the practice of naming mold, the genus is indicated first and
153
is capitalized (e.g., Aspergillus is the genus of the mold named,
Aspergillus fumigatus). There often are many different species within
a single genus.
GENERA: the plural form of Genus.
HEPA: High efficiency particulate air. Capable of removal and
capture of 99.97 % of dispersed particles greater than or equal to 0.3
microns in size.
HYPERSENSITIVITY PNEUMONITIS: Abnormal sensitivity of
the lungs to certain environmental factors.
ISOLATE: An organism grown from a particular sample.
METABOLITE: A chemical produced by the metabolism of a living
organism; produced by enzymatic action.
MICRON: A unit of measure equal to one millionth (10-6) of a
meter; also known as a micrometer and written as “μm”.
MVOCs: Microbial Volatile Organic Compounds: a group of several
organic chemicals that can be produced by actively growing molds
and bacteria and are released as gases into the air.
MYCOLOGIST: A person who studies or has “expert” knowledge of
fungi.
MYCOTOXINS: A broad category of specialized fungal metabolites
that can have harmful effects on humans or animals. These are
generally associated with the fungus itself, not with the volatile
products. Mycotoxins can be present in either living or dead spores,
mold fragments, and in the materials on which the mold has grown.
Each individual mycotoxin has its own spectrum of potentially
harmful effects.
PATHOGENIC: Capable of causing disease. The molds most often
regarded as pathogenic are those which are most frequently known to
cause opportunistic fungal infections, primarily among immunecompromised individuals (e.g., Aspergillus fumigatus).
154
POROUS: Strictly defined, porous refers to the ability of a material
to allow fluids to pass through (permeability to liquids or gases). For
the purposes of this document, porous materials are items which
absorb moisture (liquid water or humidity). Examples include wood
products, paper products, fabric, carpet and pad, plasterboard,
drywall, insulation, ceiling tiles, etc. In contrast, non-porous materials
include Formica, vinyl, plastic, glass, some tile, metal, and many other
similar hard-surfaced durable or sealed materials.
PROPAGULE: Particles that are capable of producing a colony (for
example, mold spores or fragments of hyphae).
RELATIVE HUMIDITY (RH): A ratio demonstrating the actual
amount of water present in air to the maximum amount of water that
air (at the same temperature) is capable of holding; this ratio is
expressed a percentage. Warmer air has a greater capacity than cooler
air to hold water in the vapor form.
REMEDIATION: The spectrum of measures intended to correct a
problem and restore the environment to a useable state. For the
purposes of this document, we regard mold remediation as any
combination of activities that a) remove indoor mold growth and
mold-contaminated materials, b) eliminate and prevent excess
moisture that allows growth, and c) rebuild or refurnish. For example,
when mold growth is limited to items that can be cleaned or easily
removed, remediation can consist of routine housekeeping and
maintenance practices.
SPECIES: The next most specific level of biological classification
below genus. In the practice of naming mold, the species follows the
genus, and its first letter is always written in the lower case (e.g.,
fumigatus, in Aspergillus fumigatus).
SPORE: A specialized reproductive cell. Mold spores are individually
microscopic and many are very buoyant. As such, they readily stay
suspended in the air and can be dispersed by air movement.
STRAIN: A group of organisms within a species or variety,
characterized by some particular quality.
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TAXONOMY: An orderly system for classifying and naming living
organisms based upon how closely groups or individuals are related.
See also GENUS and SPECIES.
TOXIGENIC: Able to produce toxic substances. For example, some
molds are toxigenic (alternate term: mycotoxigenic) and may, under
certain circumstances, produce mycotoxins. Because toxigenic molds
do not always produce toxins, the finding of toxigenic molds in a
sample does not necessarily demonstrate that toxins are being
produced in the sampled environment.
VIABLE: Able to maintain an independent existence. For example, a
viable mold spore is capable of reproducing a new colony after
germination. Some mold spores can remain viable for many years.
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