Council Certified Remediation Technologist

Transcription

Certification Training for:
Certified Mold Remediation
Technologist
Developed by Gary Rosen, Ph.D. & Certified Mold Free for:
National Association of Environmentally Responsible Mold Contractors &
Free-Mold-Training.org
Copyright© 2013 Gary Rosen, Ph.D. & Certified Mold Free Corp.
1
Course & Exam Pricing
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Course & Exam are No charge.
Download the material. Complete the course.
To receive credentials for Council Certified
Remediation Technologist you must take
and pass the 150 question, open book EXAM.
A passing score is 70%.
Exam is at: http://quizegg.com/q/82188
Copyright© 2013 by Gary Rosen, Ph.D. & Certified Mold Free Corp.
Page 2
Prerequisite Courses
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Certified Remediation Technologist course
prerequisites
o
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Mold & Safety / Respiratory Protect (M/MS)
Mold Report Writing (RW)
Water, Moisture Intrusion & Mold (W/MI)
Mold Standards of Practice (SP)
All free training at www.Free-Mold-Training.org
Page 3
Certification Requirements
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There is a $100 fee/year for Council Certified Mold
Remediation Technologist credentials.
Pass the Certified Mold Remediation Technologist
Exam with a score of 70% or higher.
Pass the four courses: Mold & Safety; Mold Report Writing;
Water, Moisture-Intrusion & Mold; and Mold Standards of Practice
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with test scores of 70% or higher.
Your statement that you have read thru the entire Certified
Remediation Technologist course material as well as the attached
book on Environmentally Friendly Mold Remediation.
And that you completed the Exam on your own.
You will have earned the prestigious credential:
Page 4
Course Philosophy
 This home study course builds on the common sense and
widely referenced mold & moisture assessment and mold
remediation protocols recommended by the U.S. EPA and
the U.S. Occupational Safety and Health Administration.
 We have not simply cut & pasted sections of the
EPA/OSHA mold remediation standards and made a
training course. This course has loads of practical
information you can use!
 We review a few of the EPA/OSHA key concepts, however
the student is responsible, on their own, for reading and
understanding the EPA Mold Remediation in Schools and
Commercial Buildings. You will be tested on it.
This course focuses on practical advice for implementing
the EPA/OSHA recommendations.
Page 5
Course Philosophy
 While the basics of EPA/OSHA mold assessment and
remediation recommendations are widely applicable,
the EPA/OSHA guidelines were written for Facility
Managers and not the Professional Mold Contractor.
This course focuses on practical advice as to how a
Professional Mold Contractor would implement
EPA/OSHA recommendations including both technical
and business related concerns.
Page 6
Required Reading
 EPA mold remediation
guidelines found at
www.EPA.gov/Mold
 Download free of charge.
 Exam questions taken from
booklet.
Page 7
When You Finish This Course
You Should Be Able To …
 Identify conditions that can lead to
Water stain. Evidence of
mold growth.
earlier flood.
 Investigate the possibility of hidden
mold when a suspect area is found.
 Assess the amount of readily
observable as well as hidden mold
including in the AC and/or ducting.
 Classify a remediation job according to
EPA/OSHA guidelines for the purpose
of writing a remediation protocol
based on using the appropriate environmental controls.
 **Perform mold sampling & interpret post-remediation air
samples to ensure the job site has not been left
contaminated after mold remediation work.
Page 8
Limitations Based on FLA Law
 ** Florida Mold Law has no limitations as to who may or
may not perform post remediation testing and may be
performed by the mold remediation contractor.
 FLA Mold Law defines mold assessment as an initial
assessment and applies only if there is more than 10 sq
feet of mold. Therefore FLA Mold Law does NEVER applies
to Post Remediation Testing, anyone may do it.
 On the other hand a mold remediation contractor may not
perform initial mold sampling on a home to be remediated
unless he/she is also a State Licensed Building or General
Contractor and is therefore exempt from the mold law
when the mold remediation work involves building
contracting services.
Page 9
Limitations Based on FLA Law
 Of course mold remediation contractors perform mold
assessments on every job where there is not an independent
mold assessor. They simply avoid taking initial mold samples
to stay clear of the FLA law prohibitions.
 This is no conflict based on Florida Law. There is no
requirement to have a mold assessor write the mold
remediation protocol and this may be done by the mold
remediator.
 Note that a large number of FLA Licensed Mold Remediators
are also Mold Assessors. This makes sense since the
remediator is doing mold assessments but in ways that stays
clear of prohibitions in Florida law (no initial testing). And if
doing mold assessments, you should be licensed and
insured for such work.
Page 10
Course Outline
 Certified Mold Remediation Technologist
training consists of 8 Sections:
1. Understanding Indoor Mold Growth
2. Mold Exposure and Health
3. Chemical Free Mold Remediation Procedures
4. Investigating Hidden Mold
5. Moisture Mapping & Mold Sampling/Testing Techniques
6. Mold Sampling Data Interpretation
7. EPA/OSHA Mold Standards. Where They May Need
Expansion and/or Modification.
8. Explaining Post Remediation Sampling Results to Clients
Page 11
Course Limitations
 Do not attempt to remediate large
complex jobs without sufficient
experience.
Mold growing in wall
cavity.
o Do not attempt to remediate
o
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o
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problems that involve black water.
Black water includes any color water
from the plumbing waste lines or from
sewer lines.
Black water includes all forms of
ground water flooding.
Do not attempt to perform mold
remediation in hospitals or other health care facilities based on
this course alone.
Do not attempt to perform intrusive (destructive) inspections
without sufficient construction knowledge or without client
permission.
Page 12
Section 1:
Understanding
Indoor Mold Growth
Flooded building under construction.
Page 13
Objectives of Section 1
 In Section 1 we explain when and where mold forms
(always as a result of moisture).
 At the conclusion of Section 1 you will be able to:
o Identify conditions that can lead to mold, such as
water leaks, condensation problems and
problematic HVAC systems.
o Identify typical equipment used for drying up water
problems.
o Explain the ongoing relationship between water,
humidity and mold growth.
The focus of the EPA/OSHA mold assessment is find the
moisture and you will find the mold. Good advice!
Page 14
Mold & Black Water
Got mold?
 The first thing to consider with regard to mold growth as a
result of a leak or flood, is to ask if the water that caused
the mold growth was clean, or was it not clean.
 If the mold was caused by (unclean) black water (sewage),
then a water restoration contractor with experience dealing
with sewage spills needs to be called in.
Do not attempt to write a mold
remediation protocol on mold resulting
from
black water.
Page 15
Black Water
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Contains pathogenic
agents, and is grossly
unsanitary and
dangerous.
Includes toilet backflow from beyond the
trap regardless of
color.
Includes water
intrusion from ground
water flooding.
Black water cleanup requires
an experienced professional.
Page 16
Mold Growth after a Water Event
• According to EPA/OSHA, water should be dried up
within 48 hours to avoid mold growth.
• Typical molds that colonize water damaged
buildings take 3-10 days to start to grow.
• Early colonizers such as some species of Penicillium
(Pen) and Aspergillus (Asp) (together called
Pen/Asp) can start to colonize as early as 48-72
hours.
Note that a building that had earlier water damage and mold
growth may have latent or dormant mold hidden in walls or
ceiling cavities. The new water source now causes the mold to
become active even if the water is dried up within 48 hours.
Page 17
Mold Growth after a Water Event
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Later (as soon as 7 days, but more typically starting from
7-12 days) comes Stachybotrys, the mold commonly
called the Black Toxic Mold.
Stachybotrys grows well on cellulose materials like the
paper face of drywall.
In order to grow “Stachy” needs a great deal of water
over a longer period of time, as compared to Pen/Asp.
o Exceptions: Cabinets are often made from pressed wood,
which is highly water absorbent, and often show growth of
Stachy with minimal water because it stays wet so long.
o Ceiling tiles are made from highly absorbent paper, and
often show growth of Stachy with minimal water because
the stay wet so long.
Page 18
Mold (or Mildew)
Definition
• Mold is a common term for
filamentous fungi, often seen
as a “fuzzy” growth formed
on damp indoor materials.
• Mold growing outside is often
called mildew.
• Mold growth can degrade
materials and present potential
Spores inside the human lung.
health risks to humans.
• Mold needs water (or humidity) and food (organic material
such as wood or paper or fabric or surface dirt/dust on
concrete, plastic, fiberglass, etc) to grow in indoor
environments.
Page 19
Mold Spores and Mold Body
Mold spore
Mold
stalk/body
Mold spore
Mold
stalk/body
Page 20
Mold Spores
Definition
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Mold spores are the seeds that molds produce in order to
propagate.
The seeds are tiny – about the size of bacteria. Sizes range
from 1.0 to 20 micron. (a micron is one millionth of a meter.)
Seeds in the smaller size range (< 5 micron), such as those
produced by Penicillium & Aspergillus (Pen/Asp), are called
respirable, and lodge deeply in the lung sacs, called alveoli.
Page 21
Mold Gases (mVOC’s)
Definition
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Growing molds produce “musty” or “earthy”
odors.
The odors come from mVOCs (microbial
volatile organic compounds) … gases
produced only by growing molds.
Odors are not produced when mold is either
dead or dormant. Latent is another word for
dormant.
Page 22
HVAC
Definition
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Heating, Ventilation & Air Conditioning
The HVAC system ventilates, cools, heats and during
cooling months removes humidity.
Since the HVAC removes humidity. It is constantly wet
inside.
If the HVAC system is not clean of dust and dirt (both
organic), the moisture in the system will always result in
mold growth … not just on the cooling coils but on the
lining of the air passageways (ducting and plenums).
Mold in HVAC systems generally results in more of a health
problem than mold hidden in walls since the HVAC system
distributes the mold spores along with mold toxins and
allergens throughout the building.
Page 23
IEQ
Definition
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The term “Indoor Environmental Quality” (IEQ) refers to:
o Indoor pollutants (including biological, chemical, or
particulate pollutants); and
o Thermal conditions (temperature and humidity), as
well, noise, light, and odor.
The characteristics and conditions of HVAC systems and
buildings strongly influence IEQ.
In regard to schools … IEQ factors in turn could
influence health outcomes of students (or teachers),
which could influence performance directly or through
effects on attendance or through impaired teaching.
Page 24
Viable or Non-Viable Spores
Definition
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Spores are classified as either viable or non-viable.
Viable means alive and capable of growth (germination.)
Viable spores may be dormant (asleep) and waiting for
proper conditions, which include temperature, water, &
food (cellulose).
Non-viable means dead. All spores, whether dead or alive,
can produce toxic and/or allergic effects.
If there is mold in the HVAC system it will be spreading
mold spores 24/7 throughout the building and when the
spores find a moist surface made from an organic material
or with dust/dirt on it (organic matter) they will start to
grow.
Page 25
Mold Fragments
Definition
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Mold is fragile whether alive or dead. Moving air
across the mold, which constantly occurs to mold
growing in HVAC systems, produces mold fragments.
The fragments may be produced in greater numbers
than mold spores and may be immunologically more
active than spores.
Fragments are invisible to standard mold sampling
techniques.
Mold growing in AC’s or ducting are subjected to high
rates of air flow and will produce copious amounts of
mold fragments that are invisible to spore sampling.
Page 26
Mold Glucans
Definition
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Mold glucans are pieces of mold cell walls.
Glucans are known to be immunologically active.
Glucans are not visible to standard mold sampling
techniques.
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Mold growing in AC’s or ducting are subjected to high
rates of air flow and will produce copious amounts of
mold cell wall fragments including glucans that are
invisible to spore sampling.
Page 27
Mold Toxins
Definition
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Not all molds produce toxins but many common molds
that result from water damage do produce toxins.
Mold toxins are produced by molds to defend a mold’s
turf against competitors that may include other
species of mold as well as bacteria.
Penicillin is the most well known mold toxin. It is toxic
to bacteria but non toxic to people although some
people are allergic to Penicillin.
Our concern is with mold toxins that are toxic to people.
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Toxins may be on both mold spores and mold fragments.
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Mold Toxins Cont’
Definition
• Mold toxins generally affect the human respiratory
system, especially Pen/Asp spores that are small and
respirable.
• Respirable mold spores (less than 5 micron in size)
lodge deep inside the lung and are hard to eliminate.
The longer it takes to eliminate, the more toxins are
absorbed by the lung tissues.
• Other mold toxins affect the brain. These toxins are
called – neurotoxins.
o Symptoms can include headaches, lack of
concentration, fatigue and others.
Page 29
Mycotoxin
Definition
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Stachybotrys, the so-called Black Mold, can be a
dangerous mycotoxin producer. (Mycotoxins are toxic
substances produced by molds.)
Some people will say that it is “the” toxic mold, but we
say that it is one of many mycotoxin producing fungi.
Some Pen/Asp species, but not all, produce
mycotoxins.
Page 30
Mold Toxins
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On the one hand, toxins from Pen/Asp mold are less potent
than Stachybotrys toxins.
However Pen/Asp mold spores when present are generally
at much, much higher levels in the air than Stachybotrys
spores and therefore will often be the cause of many
health problems.
Why is that so?
o Pen/Asp is a dry mold and releases mold spores into the
air much more readily than does Stachybotrys which is a
slimy/ sticky mold.
o Pen/Asp (but not Stachy) often colonizes AC and air
ducts and therefore is easily aerosolized and readily
transmitted throughout the facility.
Page 31
Understanding Mold Growth
Review
1.
The procedures for mold remediation are the same whether the water that caused the mold
was from clean sources or from water contaminated with sewage (black water).
a. True
2.
Water that contains sewage is considered to be dangerous only if it is visibly dark in color.
a. True
3.
4.
5.
b. False
b. False
Which of the following species of mold are early colonizers that can grow within 48 to 72
after a water intrusion event?
a. Aspergillus
b. Stachybotrys
c. mVOCs
d. Alveoli
Which of the following mold species can begin growing as soon as 7 days following a water
intrusion event with large amounts of water?
a. Aspergillus
b. Penicillium
c. Stachybotrys
d. Pen/Asp
Mold can cause many adverse health effects in humans, but cannot degrade building
materials.
a. True
b. False
Page 32
Review
6.
Which of the following statements are true? (check all that apply)
a. Growing molds produce "musty" or "earthy" odors.
b. The odors that come from dormant molds are called mVOCs.
c. All molds regardless of color can produce mVOCs.
d. HEPA air filters will not remove mVOC odors.
7.
8.
A micron is equal to:
a. 1/100 meter
b. 1/1,000,000 meter
c. 1/10,000 meter
d. 1/100,000 meter
All mold species have the same potential to produce spores that lodge deeply in the
lungs when inhaled.
a. True
9.
b. False
Which of the following is NOT a condition that affects mold growth?
a. Temperature
b. Water
d. Season of the year
c. Food Source
e. All of the above can affect mold growth
10. Molds produce toxins during the metabolism process as a way to chemically break
down their food source.
a. True
b. False
Page 33
Review
11. Which one of the following is NOT true?
a. All molds produce toxins.
b. Some mold toxins known as neurotoxins affect the brain.
c. Mold toxins are produced to defend a mold's turf from other molds and bacteria.
d. Mold toxins can affect the human respiratory system.
12. All Aspergillus and Penicillium species can produce mycotoxins.
a. True
b. False
13. Mold spores range in size from _______________.
a. 1 to 20 microns
b. 1 to 100 microns
c. 20 to 100 microns
d. 100 to 1,000 microns
14. Water should be dried within __________ hours to avoid mold growth.
a. 24
b. 48
c. 72
d. 96
15. Toxic and allergenic effects can result when __________ mold spores are inhaled.
a. viable
b. non-viable
c. dormant
d. dead
e. all of the above
Page 34
Answer Key
1.
b
2.
b
3.
a
4.
c
5.
b
6. a,c, d
7. b
8. b
9. e
10.b
11. a
12. b
13. a
14. b
15. e
Page 35
Principals of Drying
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Evaporation
– Open windows (if humidity low
outside) or turn on the AC or
use Fans.
– Commercial specialty air movers.
– Specialty air movers equipped to
dry wall cavities and under
cabinets.
Mold requires either water or
greater than 65% humidity to grow.
Page 36
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Dehumidification
o When moisture is being evaporated
from materials, the moisture must be
removed from the air.
• Portable or central AC.
• Or by using dehumidifiers.
o Exhausting to the outside by
opening windows if there is drier
air outside also works well.
Page 37
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Temperature Control
o Evaporation & dehumidification
are both enhanced by
elevating temperature.
o Micro-organism growth is
temperature related.
o Optimum for mold growth
is 68-86 degrees so when
it is warm there is
significantly more mold
growth than when AC is
on.
Page 38
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Water extraction of
excess water.
o Commercial water
extraction equipment.
o Mopping, soaking up
excess moisture, wet
vac, etc.
o 1000x faster than
evaporation!
Page 39
Drying Can Spread Mold
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Pressurizing wall cavities or using fans or blowers in
water damaged buildings where mold growth has
already started can spread mold.
Using the AC to help dry when there is existing
mold, risks spreading mold and contaminating the
AC however in many cases AC already needs
cleaning.
However, cooler temperatures will reduce the
growth of mold. Running the AC not only cools
but also dehumidifies and makes workers more
efficient.
Reduced humidity as a result of running the AC
will slow or eliminate the growth of mold.
Page 40
Moisture Entry
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Unsealed gaps between construction materials
Cracks in exterior
Poorly sealed/maintained expansion joints
Poorly sealed/maintained joints between exterior
cladding and windows, doors, etc.
Improper roof runoff
Wind driven rain
Missing rain gutters
Dried or cracked or missing caulking around
windows
Page 41
Moisture Entry
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Water, where it is in contact with a porous solid, can
move through the solid due to attraction of the
molecules of the liquid for those of the solid.
o
o
o
Concrete slab
Concrete block
Gaps between shingled building materials
Page 42
Capillary Suction
Capillary rise of
ground water
through footing
into concrete
wall
Page 43
Relative Humidity
If you add (or remove) moisture
to air that is kept at a constant temperature,
you will increase (or decrease)
the relative humidity of the air.
Page 44
Relative Humidity
If you raise (or lower) the temperature of air
and keep the amount of moisture constant,
you will decrease (or increase)
the relative humidity of the air
and increase (or decrease)
the thirst of the air for moisture.
Page 45
Movement of Moist (Humid) Air
 We are often concerned about unplanned airflow
and the moisture it can bring in humid climates and
seasons.
 Air flow will always be from high pressure to low
pressure.
 What might cause pressure changes?
o Pressurized and de-pressurized wall cavities and
plenums due to building heating or cooling
o Pipe and electrical chases connected to occupied
spaces.
Page 46
Movement of Moist (Humid) Air
 What else might cause pressure changes?
o Afternoon sun heating up attic space and pushing
attic air into a house through recessed lights or
through electrical boxes or other holes in walls.
o AC return air creating negative pressure and pulling
humid air into building around unsealed (where
drywall is overcut) supply and return air registers
or openings in the AC closet.
o Wind hitting attic vents.
Page 47
Air Transport Moisture Control
 Proper maintenance of HVAC systems
 Seal ducts, plenums, AC closet openings,
connections to air handlers and building
envelope
Page 48
Air Leakage
 Estimated air infiltration rates for
residential buildings
o 0.1 to 1.6 air changes per hour (ach),
NAHB (National Association of Home Builders)
o 0.2 to 2.0 ach, ASHRAE (American Society of
Heating, Refrigerating and Air-Conditioning
Engineers)
o Wall assemblies account for an
average of 35% of building leakage,
ASHRAE
Page 49
Air Leakage & Outdoor Mold
 Most mold spores from outside that can be
measured in the indoor air come from open
windows or doors.
 The highest levels of outdoor mold spores found
indoor are typically by the front door of a building.
 However as the previous slide shows there is
significant air exchange through wall assemblies.
 If the AC is equipped with a quality air filter (Merv
9 or higher) and it is cooling (running frequently)
or if the FAN=ON, the amount of outdoor mold in
the indoor air is greatly reduced.
Page 50
Review
1.
Which of the following is NOT a method which can be used to help dry out a building?
a. Using HVAC system
b. Opening window on low humidity days
c. Running portable dehumidifiers
2.
3.
Which of the following is NOT equipment that should be used to dry a building?
a. Air Movers
b. Propane or Kerosene space heaters
c. Dehumidifiers
d. The building HVAC system
Evaporation and dehumidification are both enhanced by lowering the air temperature.
a. True
4.
5.
d. Opening window on high humidity days
b. False
The optimum temperature range for mold growth is __________.
a. 68 - 86 degrees
b. 50 - 95 degrees
c. 45 - 80 degrees
d. 68 - 110 degrees
Which of the following are NOT places listed where capillary action can cause movement of
water?
a. concrete slab
b. concrete block
c. thru ceramic tiles
d. gaps between shingled building materials
Page 51
Review
6.
7.
If you remove moisture from air that is kept at a constant temperature you will ________.
a. raise the relative humidity
b. increase air velocity
c. decrease capillary action
d. lower relative humidity
If you raise the temperature of air and keep moisture content the same you will _________.
a. lower the relative humidity
b. cause condensation
c. raise the relative humidity
8.
If you lower the temperature of air and keep amount of moisture constant you will raise the
relative humidity of the air.
a. True
9.
b. False
Air flow always occurs from areas of high to low air pressure.
a. True
b. False
10. Which of the following are NOT good ways to control pressure differentials? (check all that apply)
a. lower room temperature to 20% below dew point
b. seal ducts, plenums and connections to air handlers
c. proper design and maintenance of HVAC system
d. place walls between supply and return diffusers
Page 52
Review
11. Which of the following can lead to indoor air quality problems? (check all that apply)
a. Leaky ducts in attics and crawl spaces
b. Improperly sized air filters
c. Using an HEPA filtered vacuum cleaner
d. Air leaks around kitchen or bathroom doors
12. Mold spores can only travel through holes in the wall that are visible to the naked eye.
a. True
b. False
13. Which of the following CAN cause air pressure changes in a building? (check all that apply)
a. Using showers with no exhaust fans
b. Mechanical system problems
c. Crawls spaces connected to occupied spaces
d. Pipes and electrical spaces connected to occupied spaces
Page 53
Answer Key
1.
d
6. d
2.
c
7. a
3.
b
8. a
4.
a
9. a
5.
c
10.a, d
11. a, b
12. b
13. b, c,
d
Page 54
Common HVAC Problems
 Air leaks around return air grills.
 Air leaks around air filters when
AC is in basement, attic, garage …
any non-conditioned space.
 Leaky ducts in attics or crawl
spaces.
 All very common problems that
result in mold contamination
in the AC and home/office/
school.
 May not be noticeable in cooler
and/or dry seasons
This air handler located in a
garage has return air ducted
to the unit. The white return air
box under the air handler is
moldy from a flood as a result of a
plugged AC drain line.
Page 55
Common HVAC Problems
 Air leaks in AC closets
o Ceiling or wall around AC pipes or
electrical
o Floor around AC pipes or electrical
o Behind an inaccessible supply
plenum
o All very common problems that
result in mold contamination in an
AC closet.
o May not be noticeable in cooler
and/or dry seasons
This air handler is located inside the
house has non-ducted return air
(no white box underneath). Return
air comes through louvered door.
The drain pan overflowed and
mold is growing in the walls
beneath the unit.
Page 56
Indoor Sources of Moisture
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Bathing
Cooking
Laundry
Respiration
Plumbing leaks
Condensation
AC closet air
leaks
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Leaks in AC ducts
Moist attic air leaks
thru recessed lights
Moist attic air leaks
around AC registers
Seepage from outside
Leaking windows or
doors.
Page 57
Pressure Differentials
 Wind blowing into attic vents can pressurize attics.
Or afternoon sun can pressurize attic spaces as attics
heat up.
 Most wall cavities are connected to attics and attic
pressurization can result in moisture, smells, mold
spores entering wall cavities:
o
o
o
Entering home or office through openings around
electrical plates, baseboards
Entering home or office through unsealed recessed
ceiling lights, etc.
Bathroom, kitchen, dryer exhaust fans pulling moisture,
smells, mold spores from walls, attics and basements
Page 58
Vapor Diffusion
 Problems encountered due to moisture moving
through the building envelope.
 Crawl spaces, wall cavities, attics.
 Degree of diffusion is a function of vapor permeance
(ability to breathe) of materials.
 Newer homes (in Florida) use FiFoil
brand insulation that keeps wetness
on the furring strips from being
transferred to the sheetrock; but does
not seal wall cavities and allows the
home or office AC to over time dry
exterior walls.
Page 59
Vapor Diffusion – Wall Cavity
Wallpaper on the other hand on outside walls
keeps moisture inside of walls, and can lead to
mold growth.
Page 60
Humidity and Condensation
Moisture behavior in a room is
often controlled by surface
temperatures
Page 61
Cool metal surfaces of AC grills
will condense water, and if dirty or dusty,
they will support mold growth.
Page 62
High humidity in the attic can leak into a home and
condense on drywall around AC grills (cool
condensing surface) if grills are not properly sealed.
Page 63
During moist summer months, moisture will condense on
the outside of windows in an air conditioned house.
If during winter months, moisture condenses on the
insides of windows, watch for indoor mold growth.
Page 64
Improperly insulated attics can result in mold growth.
Cold (air conditioned) air from the home or office cools
the ceiling, and the moist attic air condenses on wood
and ceiling drywall (cool condensing surfaces) in the attic
above … and mold growth.
Page 65
Moisture Control in Attics
• Do not exhaust moisture (dryer vents or
bathroom exhaust) into the attic or ceiling
plenums.
• Control moisture sources in the attic space such
as cool condensing surfaces.
• Sealed attics (no attic vents) … if there is a
water leak, a sealed attic will quickly grow mold.
• A ventilated attic is more forgiving.
Page 66
Review
1.
Home and office AC systems are a common source of mold contamination.
a. True
2.
b. False
Air leaks in an AC closet can occur ...
a. around the adjoining storage area.
b. around AC pipes or electrical conduits in the wall, ceiling or floor.
c. around an improperly insulated closet door.
d. all of the above.
e. None of the above.
3.
HVAC air leakage problems can occur around ...
a. return air grills that leak around the edges because the drywall opening was
overcut during construction.
b. air filter slotes, when the air handler is located in a garage or attic.
c. leaking AC ducts in attics and crawl spaces.
d. all of the above
e. none of the above
4.
Which of the following is NOT a source of indoor moisture?
a. Bathing
b. Cooking
d. Some electronic devices
c. Laundry
e. Leaks
Page 67
Review
5.
6.
Indicate which one(s) of the following are often associated with indoor air quality problems that
originate from mold contaminated attic air: (check all that apply)
a. Leaks in ducts
b. Mold in AC closet
c. Smells from recessed lighting fixtures
d. Open windows
e. Improperly insulated windows
f. Leaky plumbing fixtures
Bathroom, kitchen and dryer exhaust fans can pull moisture, smells or mold spores from walls,
attics and basements into the living space.
a. True
7.
Air moving through the building envelope will always bring moisture into the building from outside.
a. True
8.
b. False
Vinyl wallpaper on a perimeter wall in a hot humid climate is a good strategy to prevent mold.
a. True
9.
b. False
b. False
Moist air from bathroom, kitchen or dryer can be safely vented to the attic to prevent mold growth.
a. True
b. False
10. A sealed attic will be more prone to mold growth than a ventilated attic in the event of a roof leak.
a. True
b. False
Page 68
Answer Key
1.
a
6. a
2.
b
7. b
3.
d
8. b
4.
d
9. b
5.
a, b, c
10.a
Page 69
Section 1 Completed
 In Section 1 we explained when and where mold forms and
how to prevent mold growth.
 We also introduced methods for drying up excessive water
and warned about complications when the water source
was unclean water.
 You should now be able to:
o Identify conditions that can lead to mold such as water
leaks or condensation or air leaks in and around HVAC
systems.
o Identify typical equipment used for drying up water
problems.
o Explain the ongoing relationship between water,
humidity, condensation, and mold growth.
Page 70
Section 2:
Mold & Health
Dirty/ moldy fiberglass duct liner in AC. Clean and
then encapsulate (seal) liner or replace with new.
Page 71
 In Section 2 we explain the health effects of mold.
o Describe the major respiratory health concerns
regarding indoor mold growth.
o Describe the major neurological health concerns
o Explain the involvement of the HVAC system to mold
illness.
o Explain why gases are given off by mold and how
these gases can impact health.
Page 72
Why Study Health Effects of Mold?



Q. What does studying the health
effects of mold have to do with mold
assessment?
A. If people feel ill when they are
living, studying or working in a
building that has water damage or
problems with the air conditioning
system or ducting but there is no
visible mold … that may be an
indicator of a hidden mold problem.
A clean fiberglass
lined plenum.
You need to know what these mold illness
symptoms are because they are usually much more reliable
indicators of mold problems than testing for hidden mold.
Page 73

We study the health effects
of mold to understand how
mold growth could be
affecting occupant health …
before remediation.
o Identifying if there is a
mold problem.
o Defining how serious the
problem is.
Wall dry out equipment
to avoid mold growth
after a flood.
Page 74

Similarly, we study the
health effects of mold to
understand if the job site
after remediation …
o Is still causing mold
related health problems.
Or …
o Is ready for re-occupancy
by mold sensitive
individuals.
Mold growth in linen closet due to
leaking AC coolant line in the
adjacent closet. Hidden mold
inside walls was much more
extensive than visible mold.
Page 75
Most Common Routes of Exposure



Inhalation
o Breathing mold
contaminated air
Skin
o Sitting on mold
contaminated
furniture
Ingestion
o Eating mold
contaminated food
Dirty, poor quality air filter. Often
found in homes of people sick from
mold related illness.
Page 76
Sensitization




When there is a mold problem
and people are exposed to
higher levels of indoor mold …
some people become sensitized
(more sensitive) to mold.
Even if mold remediation work
brings the levels back down to
where they were before …
occupants may complain of mold
related ailments.
This can be real and not
hypochondria.
What are these ailments?
Dehumidifier being
installed after a leak to
avoid a mold problem.
Page 77
Ailments from Mold … Diverse

Ailments from mold problems
and from bad mold
remediation work can be
diverse including neurological
disorders, respiratory problems
and other:
o
o
o
o
o
o
o
o
o
Headaches,
Short term memory loss,
Asthma like symptoms,
Sinus problems,
Skin rashes,
Stomach aches
Chemical sensitivity
Organ transplant complications
Others
Poorly sealed air handler.
Mold on outside surface.
Mold inside AC.
Page 78
Published by the Surgeon General



Neurological problems are problems
that affect the brain.
Dr. Rosen’s book Environmentally
Friendly Mold Remediation Techniques
Chapter 2 reviews recently declassified
U.S. Army research published by the US
Surgeon General that mold neurotoxins
have been used in bio-warfare.
The US Army research includes studies
on human subjects showing that neurological disorders
from exposure to biowarfare agents made from mold toxins
correlate with common neurological disorders we see in
mold sensitive people occupying Sick Buildings.
Page 79
Neurological Disorders



While the majority of the
medical establishment rejects
claims that elevated indoor
mold results in any
neurological problems….
Virtually everyone in the mold
business knows that
headaches are one of the
most common ailments found
in people working or living in
buildings sick from mold
contamination.
Headaches are neurological by
definition.
Water leaking into wall under
improperly installed window
resulting in heavy mold inside
insulated wall.
Page 80
Neurological Disorders

Other neurological problems
often found particularly in
children occupying sick
buildings, including both
schools and homes, are:
o
o
o
o
When insulation in a wall gets
wet, you always get mold
growth because the wall is very
slow to dry out.
Behavioral and sleep
disorders;
Light sensitivity; and
especially …
Inability to concentrate and
lack of short term memory.
Cause or exacerbate
Attention Deficit Disorder
Page 81
Headaches and such …



Scientific studies that prove
mold causes these neurological
problems are lacking.
However, mold toxin binding
therapy that flushes mold toxins
from the system is often very
successful at reducing or even
eliminating many childhood
micrograph of mold.
and adult neurological disorders Electron
There are many kinds of indoor
from mold toxins.
mold with hundreds or thousands
of toxins and irritants.
We feel that if you can reduce
or eliminate such disorders with mold toxin binders …
that goes a long way to proving the problems originated from
mold toxins.
Page 82
Headaches and Such …



Notice how different this
Understand that while we all
mold looks compared to the
know that smoking causes
mold on the previous page.
cancer, this was never
Mold varies enormously from
actually “scientifically proven”. species to species and so do
the toxins and allergens they
produce.
The health problems from
smoking became established
fact on the basis of years of
clinical evidence by leading
medical doctors. Not due to
scientific (which means
laboratory) proof.
We believe the same will be true with neurological problems
from mold . Our advice is to consider the possibility of mold if
people complain about headaches (or other neurological
problems) when they occupy indoor spaces that are or have
been water damaged.
Page 83
Toxin Binding Treatments



Mold remediation contractors
often take the prescription
drug Cholestyramine
(Questran) to help eliminate
mold toxins from the body.
It is an FDA approved
treatment for lowering
cholesterol and is also used
as a toxin binder to
eliminate toxins from the
gut.
For more information …
http://en.wikipedia.org/wiki/Ch
olestyramine
Cholestyramine chemical structure
Note: Drug treatments for mold
related problems do not work if
the individual remains in a mold
contaminated location.
Page 84
Respiratory Problems


Respiratory symptoms from
mold exposure are the most
common problems from
mold exposure.
The US EPA has performed
extensive research into mold,
water damage and child
respiratory health.
Dirt and mold inside old
air handler.
Page 85


The latest government (US EPA) research shows
mold problems can cause childhood asthma and that
proper remediation can reduce asthma symptoms by
10 fold. See table below.
A summary of this work performed by the US EPA
and funded by the National Institute of Health can be
found on the next page.
Page 86
EPA Research on




Hole at the top of AC closet
Children living in moldy homes were
allowing air handler to suck
studied. Dust in these homes was
moldy attic air into AC closet
analyzed by mold DNA profiling.
There was an 80% likelihood of
finding an asthmatic child in a
home with mold problems.
Furthermore, successful remediation
of the moisture and mold in these
homes significantly (to 90%) reduced
the asthmatic child’s need for hospital
admissions during follow-up.
These are unbelievably powerful findings: Mold can cause
childhood asthma and proper remediation can dramatically
reduce asthma attacks!
Page 87
ERMI Mold Testing




The DNA (PCR) based mold testing discussed in the previous
slide has been licensed from the EPA by mold testing labs.
The procedure is called ERMI (EPA Relative Moldiness Index.)
ERMI testing is beyond the scope of this course but it is
strongly recommended that students become familiar as to
what ERMI testing is and where it would be applicable.
Whereas air sampling test the indoor air at that time for mold
spores, ERMI screens for mold spores and fragments in
carpet or floor dust and provides a history of mold problems
in the home/office.
For more on ERMI testing see:
http://www.mycometrics.com/gotmold.html
http://www.mycometrics.com/articles/ERMI_Lin_Shoemaker.pdf
http://www.mycometrics.com/articles/ERMI_Lin_IEC2007.html
Page 88
ERMI Mold Testing



ERMI to a large degree has replaced viable mold (culture)
testing as a method of identifying the species in addition to
the genus of mold.
See more on mold species and genus here:
http://en.wikipedia.org/wiki/Mold
Prices for ERMI have come down to only $150 for a 5 day
turn around.
http://www.emsl.com/index.cfm?nav=News&action=show&N
ewsID=406
Page 89
ERMI Mold Testing &
Mold Toxins




Air and surface sampling for mold spores can give you the
genus of some molds but not the species (example
Aspergillus niger). Genus comes first. Then Species.
More on naming conventions:
http://en.wikipedia.org/wiki/Binomial_nomenclature
When both the genus and the species of a mold are
determined one knows the type of mold toxin that occupants
are being exposed to.
See example at http://en.wikipedia.org/wiki/Aspergillus_niger
Page 90
Potential Health Effects


We’ve touched on neurological and respiratory
problems from mold
exposure that can affect
mold sensitive people.
There are actually quite a
few potential health effects
from mold toxins &
allergens:
o
o
o
o
o
o
Aspergillus mold - a
common outdoor mold
also found inside water
damaged structures
Allergic reactions
Irritant effects
Disease/ Infections
Toxic effects
mVOC’s
Glucans
Page 91
Antibodies & Allergic Responses


About 10% of the population has allergic
antibodies to fungal allergens.
Half of those (5%) would be expected to
show allergic responses.
Dirty/ moldy fiberglass duct liner in AC.
Encapsulate (seal) liner or replace with new.
Page 92
Common Allergic Reactions

Allergic responses are
most commonly
experienced as
o Allergic asthma
o Allergic rhinitis (“hay
fever”)
o Allergic Fungal
Sinusitus
Fiberglass lined AC plenum that
was cleaned, sealed and then
encapsulated (painted with
protective coating/ sealant).
Now perfect.
Page 93
Timing of Allergic Reactions




Allergic reactions can be
immediate or delayed.
Reactions can result from
inhaling or touching mold or
mold spores.
Mold spores and fragments,
whether dead or alive, can
produce allergic reactions in
sensitive individuals.
Repeated or single exposure
may cause previously nonsensitive individuals to become
sensitive.
Mold on furniture
Mold on furniture
Page 94
Asthma

Asthma
o Molds can trigger
asthma attacks in
persons allergic
(sensitized) to molds.
After mold filled air handler
was removed … cleaning,
sealing and encapsulating
plenum. Now like new.
Page 95
Hay Fever Like Symptoms

Hay fever-type
symptoms
o Sneezing
o Runny nose
o Red eyes
o Skin rash
(dermatitis)
Re-installing air handler after
acid washing components.
Page 96
Sinusitus



Acute sinusitis – lasts a month 35 million Americans diagnosed
with chronic sinusitus
or less.
o Condition is usually a
bacterial infection.
Chronic sinusitis – lasts three
months or longer
Chronic sinusitis is one of the
most commonly diagnosed
chronic illnesses in the United
States, affecting 30 million to
40 million Americans each year.
o Chronic sinusitis is often
fungal based.
Some useful information at: http://www.fungalsinusitis.com
Page 97
Mold as a Cause of Sinusitus



Such health problems are very prevalent in mold
workers and people who live, work or go to school in
moldy, musty smelling, or water damaged buildings.
Health food stores generally have knowledge of how
to avoid and/or treat sinus ailments due to fungal
overgrowth with products such as Yeast Fighters
(fights yeast & mold) and Probiotics.
For more information on Probiotics see:
http://nccam.nih.gov/health/probiotics/
Note: Treatments for mold related problems do
not work if the individual is constantly exposed
to mold. Exposure levels must be reduced.
Page 98
Overuse of Antibiotics as a Cause
of Sinusitus



It is our observation that many times fungal based
Chronic Sinusitus is a result of excessive use of
antibiotics that strip the sinuses of “good bacteria”
which when present help protect sinuses from
colonization by fungi (yeast and mold.)
Similarly over use of antibiotics results in the digestive
system being stripped of “good bacteria” with
resulting yeast overgrowth that causes reduced
immune system function and digestive problems.
In such cases persons are much more susceptible to
fungal problems.
Page 99
Chronic Sinusitus

The signs and symptoms of Chronic Sinusitis include:
o Facial pain and pressure especially in the forehead, temples,
cheeks, nose and behind the eyes
o Difficulty breathing through the nose
o Drainage of a thick, yellow or greenish discharge from the
nose or down the back of the throat
o Reduced sense of smell or taste
o Nasal obstruction or congestion
o Aching in your upper jaw and teeth
o Headache, Teeth pain
Source:
o Bad breath (halitosis)
www.MayoClinic.com
o Ear pain
o Fatigue, Cough, Nausea
o Sore throat
Page 100
Mold as a Cause of Sinusitus

Airborne fungus. Chronic Sinusitis is often due to an
inflammatory reaction to certain types of airborne
fungi.
Source:
www.MayoClinic.com
When you see the term “airborne fungi” the
first thing that should come to mind is mold
problems with the AC.
Page 101
Cause of Mold Illness
Mold on fiberglass lined duct insulation is, in our
experience, the #1 cause of mold related illness.
Susceptible persons include children, asthmatics,
the elderly, immune compromised and those
heavily treated with antibiotics for other ailments
such as sinus infections and adolescent acne.
Special attention must always be given to
inspecting the AC and ducting for problems when
occupants complain about mold related illness.
Page 102
Airborne Mold
White mold on fiberglass insulation in AC supply plenum (yellow
arrow). Mold growing on AC insulation is dispersed into the air 24/7.
Page 103
Fungal Infection



Opportunistic fungal infections
are of great concern to people
who are immune compromised
or immune suppressed such a
those with HIV or receiving
cancer chemotherapy.
Example Aspergillosis: where
mold actually grows inside the
lungs.
Again, make sure there is no
mold growing on fiberglass
linings of air conveyance
systems.
Aspergillus mold growing
in a lung.
Page 104
Organ Transplants



Opportunistic mycoses can cause
significant complications in organ
transplant recipients.
The incidence of invasive fungal
infections varies from 2-14% in
renal transplant recipients to
higher rates, ranging from 7-42%
in liver, 15-35% in lung and
heart-lung and 40-49% in small
bowel transplant recipients
The vast majority of these
infections are due to Candida
(35-91%) or Aspergillus (9-52%)
species.
Opening to attic behind
AC supply plenum
allowing mold spores to
be sucked from attic
into building.
http://www.medscape.com/
viewarticle/522009_4
Page 105
Respiratory Infections

Several serious fungal
(respiratory) infections that can
affect healthy people can be
caused by a few pathogenic
fungi, that are not typically
encountered indoors:
o Cryptococcus: associated w/bird droppings
o Histoplasma: associated w/bat droppings

Workers cleaning very dirty
areas, such as attics where birds
or bats have roosted, could be at
risk if not adequately protected.
Only disinfectants safe
for household use are
recommended.
Page 106
Mycotoxins




Mycotoxins can be on the
Mold spore
surface of mold spores or in
the mold stalks or mold
fragments.
Over 200 mycotoxins have
been identified from
common indoor molds.
Mycotoxins are not inactivated
(killed) by typical disinfectants
Mold stalk
used to kill mold or bacteria.
Mycotoxins have to be removed
either by cleaning or by disintegration with strong
bleach.
Mold spore
Mold stalk
Page 107
Health Effects of Mycotoxins



Adverse health effects from the
ingestion of mycotoxins found
on moldy foods have been
extensively studied and are well
accepted.
Liver damage, nervous system
damage, and immunological
effects
Adverse health effects of mold
from inhalation exposure to
mycotoxins have been less well
studied.
Mold on fiberglass in AC supply
plenum in brand new school.
Everyone sick.
Page 108
Common Toxigenic Molds
Certain types of mold
o
o
o
o
o
Stachybotrys (Toxic Mold)
Aspergillus
Penicillium
Fusarium
Alternaria
Moist air leaking from attic
into ceiling, causing mold in
nursing home.
… all commonly found
in water damaged
buildings & are known
to produce harmful
mycotoxins in addition
to producing irritants.
Page 109
Microbial Volatile Organic Compounds





mVOCs are gases produced by
growing molds and released
into the air as a byproduct of
mold growth.
Often have strong and/or
unpleasant odors
Health effect research in early
stages
Mold on bathroom wall of
Exposure possibly linked to
building under construction as a
result of inadequate ventilation
symptoms such as headaches,
nasal irritation, dizziness,
fatigue, nausea.
mVOCs go away when the mold is removed or killed or
goes latent due to lack of moisture.
Page 110
Microbial Volatile Organic Compounds
mVOC’s are gases given off
by growing molds.
They are NOT detected by
mold sampling.
Page 111
Active Mold = Musty Smell




Many of you have experienced
active mold first hand if you live in
or have visited a location that is
humid in the summer.
Remember going into a bank,
office, home or movie theater in
the summer and it smells musty.
That’s mold growing.
Only growing (active) mold
produces the gases (mVOCs) that
are what you smell. You don’t
actually smell the mold itself.
Health problems may temporarily
go away when mold is dormant.
Battery operated spore
sampling pump with built in
calibration (yellow arrow.)
mVOCs are not typically
sampled. Blue arrow points to
air sampling cartridge.
Page 112
Dormant Mold = No Musty Smell



Generally the mold smells go away
in the drier months when mold goes
dormant. But the mold is still there.
Mold testing during dry months will
often miss this source of hidden
mold because the mold is dormant
when humidity is below 65% and
new spores are not being produced.
Again …. dormant mold does not
produce the gases that smell nor
does it produce new supplies of
mold spores which are detectable by
air sampling.
Mold contaminated
fiberglass lined air duct. A
very common and very
serious health hazard.
Health problems from mold may go away when mold is dormant.
Page 113
Humidity and Indoor Illness
The chart above shows the affect that humidity has on growth of indoor
fungi as well as bacteria, viruses, mites as well.
The chart shows that indoor humidity in the range of 45% to 55% is ideal
for minimizing allergies, asthma, respiratory infections from all sources.
Page 114
Humidity and Mold Growth
Once mold starts to grow from a water leak or from moisture on a wet
condensing (cool) surface … all it takes is humidity to keep it active.
Below about 65% humidity (yellow arrow) mold will no longer be active…
goes dormant and does not produce spores or mVOCs.
Keeping humidity under 55% (blue arrow) eliminates dust mite growth.
Page 115
Personal Factors and Hygiene

Personal factors can
influence the effects of
exposure to hazardous
substances:
o
o
o
o

smoking and/or alcohol
consumption
medication use
gender and/or existing
allergies or asthma
sensitivity
Mold behind kitchen
cabinets from leak in
exterior wall.
Personal cleanliness and
habits are crucial to
reducing exposure for
remediation workers.
Page 116
Effect Impacted by Many Factors
The effects of hazardous
substances on health may
depend on:
o
o
o
o
o
the chemical or material
(what)
the concentration (how
much)
the route of entry (how
taken into the body)
the duration of exposure
(how long the exposure
lasts)
The sensitivity of the
person involved
Another example of an opening to
attic behind AC supply plenum
allowing mold spores to be sucked
from attic into building. Very
common problem!
Page 117
Health Issues for Workers

During mold remediation projects,
workers could be exposed to
other (non-mold) substances or
hazardous materials that could
cause adverse health effects:
o Asbestos and Lead-based paint
o High levels of particulates
o Bacteria (associated with waterdamaged materials, floods,
sewage backups)
o Cleaning products/ biocides
used as part of the projects
Insulation inside of wet
wall does not dry
without resulting in
mold growth in the wall.
Page 118
Section 3 Completed
 In Section 3 we discussed the health effects of indoor mold
growth.
o Describe the major respiratory health concerns
o Describe the major neurological health concerns
o Explain the involvement of the HVAC system to mold
illness.
o Explain when gases are given off by mold and how
these gases can impact health.
Page 119
Mold & Health
Review
1.) Ailments from mold and mold remediation work can be diverse including neurological problems, respiratory
problems and other. Which symptom is not a common mold related ailment?
a)
b)
c)
d)
Headaches
Asthma like symptoms
Sinus problems
Hair loss
a)
b)
c)
Inhalation
Ingestion
Skin
2.) What are the two most common routes for mold exposure?
3.) Respiratory symptoms from mold exposure are the most common problems from mold exposure. T or F?
4.) Pick 3 out of 4. Allergic responses are most commonly experienced as:
a)
b)
c)
d)
Allergic
Allergic
Allergic
Allergic
asthma
hyper-reaction syndrome
rhinitis (“hay fever”)
Fungal Sinusitus
5.) mVOC’s Produced by growing molds and released into the air as a byproduct of mold growth. Often have strong
and/or unpleasant odors. What does mVOC stand for?
a)
b)
c)
Microbial volatile odor compound
Microbial volatile organic compound
Mold volatile organic compound
6.) Personal factors can influence the effects of exposure to hazardous substances. Choose the one best answer
a)
b)
c)
d)
e)
Smoking and/or alcohol consumption
Medication use
Gender and/or existing allergies or asthma
Sensitivity
All of the above.
Page 120
Mold & Health
Review
7.) Workers could be exposed to other substances or hazardous materials that could cause adverse health effects
(choose the best answer):
a)
b)
c)
d)
e)
Asbestos and Lead-based paint
High levels of particulates
Bacteria (associated with water-damaged materials, floods, sewage backups)
Cleaning products/ biocides used as part of the projects
All of the above
8.) Neurological problems often found particularly in children occupying sick buildings, including both schools and
homes, are:
a)
b)
c)
d)
e)
Behavioral and sleep disorders;
Lack of short term memory.
Light sensitivity; and especially
Inability to concentrate
All of the above
9.) What is the #1 cause of mold related illness?
a)
b)
c)
d)
Mold on fiberglass lined duct insulation
Mold on AC coils
Moldy carpet
Mold growing in flex duct
10.) Mycotoxins. Choose all correct answers:
a)
b)
c)
d)
e)
Some but not all molds can produce toxic substances called mycotoxins.
Mycotoxins can be on the surface of mold spores or in the mold stalks.
Hundreds of mycotoxins have been identified from common indoor molds.
Mycotoxins are inactivated (killed) by typical disinfectants used to kill mold or bacteria.
Mycotoxins are best removed either by cleaning or by disintegration by strong bleach.
Page 121
Answer Key
1.) D
7.) E
2.) A, C
8.) E
3.) T
9.) A
4.) A, C, D
10.) A, B ,C, E
5.) B
6.) E
Page 122
Chapter 4: Chemical-Free Mold
Remediation Techniques
Optional Chemical Free Mold Remediation Contractor Available
for $50 Upon Completion of 4 FREE Mold Training Classes.
Copyright© 2013 Certified Mold Free Corp. www.Free-Mold-Training.org
Page 123
Objectives of Chapter 4
 In Chapter 4 we explain the ins and outs of mold
remediation. Remediation is removing mold … and
not just spraying chemicals on it to kill it and leave it
in place. At the conclusion of Chapter 4 you will be
able to:
o Explain important mold remediation terms.
o Answer the question “Is remediation necessary?”
o Understand the principles & cost savings techniques behind
building simple containments to seal off the work area.
o Describe the essentials of chemical-free mold remediation
procedures.
o Understand the basics of Contents Cleaning & remediation of
HVAC systems and components.
o Perform air cleaning (air scrubbing).
Page 124
EPA/OSHA Guidelines
 The EPA/OSHA mold remediation
guidelines are based on determining
the extent of mold growth by
estimating, using visual methods,
the physical size of the contamination
in square feet of surface mold.
 Once the size of the mold problem
has been approximated, one classifies
the contamination using the EPA
categories of small, medium or
large.
 Once classified by size, the appropriate EPA /OSHA safety
procedures suitable for the size of the mold remediation
job can be applied.
Page 125
Air Sampling/Protocol Limitations
Initial air sampling and the amount of mold spores in the air
generally have nothing to do with the extent of hidden
mold.
We must know the extent of both hidden and visible mold
for the purpose of developing an EPA/OSHA recommended
remediation plan based on small, medium or large
contamination classifications.
The true extent of hidden mold is generally determined
during remediation work. So flexibility of a mold remediation
plan is key.
A protocol written by a mold assessor before walls are
opened is rarely accurate.
Page 126
Mold Contamination Conditions
Elevated settled spores (IICRC S520)
 Indoor environment that is contaminated with
settled spores that are a result of a mold growth
contamination.
Note that this is a rather simplistic definition. It is used in the
industry, so you must understand the definition of it.
But in reality, any property that is not truly clean will have
elevated settled spores and this may have nothing to do with
mold growth.
In our experience, any property with (anything but brand new
or just cleaned) carpeting will have elevated mold spores.
Page 127
IICRC Mold Contamination
Conditions
Normal Condition (IICRC S520)
 Indoor environment that may have …
o
o
o

Settled spores
Fungal fragments, &
Even traces of some actual mold growth
All reflective of a normal ecology for a similar
indoor environment
The goal in a microbial remediation project is
to return a problem area to normal conditions. If there is
dirty carpet and/or lots of clutter and/or open windows,
returning a problem location to normal may not be as simple
as it sounds.
Page 128
IICRC Normal


According to IICRC S520: If you were to air
sample a normal condition, you would expect
to find … compared to outdoors… similar
types of molds, with lower concentrations
indoors.
But many factors impact the ratio of
inside to outside mold. For example:
o
how clean the property is
o
windows open or not
o
carpets / no carpets
o
season
o
type of air filters
o
geographic location
Page 129
IICRC Contamination
Actual mold growth (IICRC S520)
 Growth that is:
o Active and/or dormant (latent)
o Visible and/or hidden
Note sure about this IICRC definition. If mold is
dormant (for example water source fixed) by this
author’s way of thinking there will not be Actual
Mold Growth because it is not growing.
But S520 classifies dormant mold as Mold
Growth.
Page 130
Dormant Mold Growth




Is the mold growth dormant due to seasonal issues
(dry season)?
Will it become active with the onset of humid summer
air?
Or was there an earlier water leak that has since been
repaired, and the mold will be forever dormant and
hidden?
Since mold toxins are still found in dormant as well as
dead mold, an important question is:
Are mold spores being released to the living space in sufficient
quantities to affect occupants and/or be measured?
Is there a verifiable mold problem?
Page 131
Hidden Mold A Problem?





There are no industry guidelines as to whether
hidden mold that is not detectable in the air
should be removed.
If it is irritating or produces an odor sure it is a
problem.
But does one take wall cavity samples to locate
hidden mold?
Does one remove all the baseboards under
windows to check for hidden mold from earlier
window leaks?
The answer is there is no answer. That is up to
the mold contractor and client.
Page 132
Partial Remediation
 If there are limited funds, partial remediation is
better than none.
 Sealing the cavities that contain the mold is a form of
remediation, and can be successful if the water
source is stopped.
 Spraying/fogging biocides inside wall cavities or HVAC
systems should be avoided
Page 133
Not All Problems Are Problems
 There can be concerns about mold on a window sill due
to water intrusion from cracked caulking contaminating
a kid’s bedroom.
 This can be a minor problem that is easily fixed by
simply caulking the window and cleaning the mold from
the sill with soap and water or bleach (Tilex) or the wall
may be full of mold and need to be removed and
replaced with new.
 The mold contractor needs to not only find mold as well
as determine the cause of the mold … but also must
assess the severity of the mold problem for the purpose
of providing advice as to the most sensible way to fix
the problem.
Page 134
Not All Problems Are Problems
 Not all problems are problems.
 True. But small amounts of mold in the AC and/or
ducting can be a big problem for mold sensitive
occupants.
 Do not forget the AC and ducting.
Page 135
Intrusive Inspections
 EPA classification (small, medium or large) can always
be made without air sampling … but oftentimes may
require intrusive inspection such as:
o Lifting carpet or removing baseboard or cabinet
toe kicks
o Opening AC systems and/or ducting.
o Opening walls or ceilings
Page 136
EPA/OSHA Size Guidelines
 Once the classification is made, the question remains:


Can the work be handled as routine maintenance or
does a professional need to be called in?
The EPA/OSHA guidelines and the State of FLA mold
law permit routine maintenance for any job under 10
sq feet of mold coverage. A licensed mold remediator
is not required.
Depending on the occupants, using a maintenance man
for such work is not always suitable.
Page 137
Small Jobs
 When mold removal is performed by routine maintenance
… there is no procedure to protect occupants from the
release of mold spores and contaminated construction
dusts which almost always occur during the removal
of mold contaminated materials.
 Heavy mold growth can consist of hundreds of
millions of mold spores per square inch of mold growth
 Very large quantities of mold spores can suddenly be
released during mold removal work (even when there is
only a small amount of mold growth) causing reactions in
both workers and occupants… especially sensitive
occupants such as children.
 Always use containments when doing mold
remediation even with the smallest jobs.
Page 138
Sensitive Occupants
 Many occupants are mold


sensitive … including children,
the elderly, persons with organ
transplants or with HIV.
Our course keeps the sensitive
in mind.
Mold inside a bathroom
cabinet due to excessive
If there are sensitive or
moisture.
potentially sensitive occupants,
we recommend that precautions
be taken to protect occupants from all construction
dusts resulting from mold remediation even for the
smallest size jobs which according to the EPA do not
need containments.
Page 139
Is Remediation Necessary?
 Is there visible mold?
 Is there hidden mold?
 Is there a potential for exposure?

Elevated mold spores in the air from indoor
growth? Or from long term dust, clutter, old carpets
or bad AC filter.
 Are there health symptoms?
 Are their sensitive occupants?
 Is the problem in the HVAC system or ducting?
Page 140




Is the problem sewage/black water related? Then
you bet remediation is necessary.
The principal exposure route for sewage related
illness is ingestion.
The principal exposure route for mold is inhalation.
But some health symptoms from sewage/black water
exposure can be similar to mold symptoms:
o Respiratory and sinus problems.
o Headache and fatigue.
Leave black water jobs to water damage
professionals.
Page 141
Are children involved?
More sensitive because:


o
o
o
Higher metabolic rate & fast breathing
Low body weight
Developing immune system
Page 142
 Can the health problems be adequately solved by:
o Stopping the water/moist air leak?
o Upgrading the AC air filter to a Merv 9 or
better rated filter?
o Turning the AC fan ON (rather than AUTO) so
that it runs continuously … filtering the air
24/7?
o Buying a new (HEPA) vacuum cleaner?
o Sealing rather than remediating?
o Cleaning the AC and/or ducting?
Page 143
Upgrade Home Owner VAC to
HEPA Vacuum

Can the level of mold contaminated dust be
reduced to tolerable levels by the home owner
purchasing a new HEPA filtered vacuum
cleaner?
o Older style vacuums simply spew the mold
spores from the carpet into the air for
people to breath.
o Microscopic mold spores slip right through
the old fashioned vacuum bags into the air.
Page 144
Removal vs. Sealing


The most effective and the preferred method of
remediating mold damaged materials is removal
under containment and replacement with
new. Next on the list comes sealing.
If the moisture source is fixed, sometimes
cleaning the mold on the surface and then
sealing the wall or ceiling will eliminate
complaints, and replacement is not required.
o Caulking baseboards.
o Patching holes
o Old fashioned recessed lights can be replaced with
newer sealed fixtures.
o Replace missing ceiling tiles
Page 145
Fix (Remediate) by Sealing?




Is remediation necessary … if there is hidden mold
in a wall cavity or behind cabinets … but the cavity is
well sealed and not getting any moisture (water or
humid air)?
Or can it be sealed from moisture/moist air?
o Bathroom or kitchen steam.
o Moisture through exterior walls.
o Humid air from attic or other crawl space?
No smell means no moisture.
Latent or dormant mold does not smell.
Page 146
Removal vs. Sealing



Why would a professional mold remediator choose
sealing vs removal?
One reason … the home owner (school or office
too) has little to no money and their only other
option is to have a handyman do the removal and
in the process contaminate the indoor
environment and make the occupants sick (or
sicker.)
Another reason … the home or office or school is
old and there are many, many problems and the
place cannot really be fixed properly/ optimally.
Page 147
Remediating Contaminated
Building Contents per EPA
 Water damaged and/or visibly moldy items
 Porous and semi-porous material items
 Items that are non-porous
Page 148
Dispose of Water Damaged Items


Isolate contaminated contents from
unaffected contents
Dispose of water-damaged items
Page 149
Cleaning Contents (Black
Water)
In the case of a black water problem,
contents that have not either:

o
o

Actually come in contact with contaminated
water; OR
Are exposed to/covered with spores or bacteria
due to improper use of air movers
Such contents do not need remediation
Page 150
Move and Clean Contents
 Move easy to carry items to clean, dry, and secure
areas.
 HEPA vacuum and damp wipe with disinfectant
as appropriate
 If moving off-site, be sure to use clean, dry
storage containers.
 If storage in during humid season, we recommend
air conditioned storage.
 Non-moveable items
o
o
HEPA vacuum and damp wipe with disinfectant as
appropriate
Wrap with polyethylene
Page 151
Porous Contents




Porous contents with Elevated Settled Spores are
typically restorable.
HEPA vacuuming will remove settled spores
Air washing using an electric leaf blower or shaking
or brushing over the top of an air scrubber.
Laundry or dry cleaning or steam cleaning.
The EPA provides detailed tables & guidelines
for saving/discarding many types of porous contents,
but the simple advice listed above pretty much sums it up.
Page 152
Porous Contents

Porous contents with Actual Mold Growth are
usually unrestorable, based on material
composition.
o Examples:
•
•
•
•
•
Stuffed animals
Fabric couches
Mattresses & pillows & Slip Covers
Leather shoes and coats.
Chairs with fabric covers
Page 153
Porous Contents

Porous contents with Actual Mold Growth are
usually unrestorable, but that does not mean
never restorable.
o Certainly HEPA vac will not restore. (Why
not? Because only removes surface mold and
spores and not mold growth.)
o Dry cleaning, spot cleaning or steam
cleaning may work.
o Keep in mind that inexpensive carpet usually
costs more to restore than to replace.
Page 154
Contaminated Building Contents
Dry Quickly
Microbial Growth
Page 155
EPA Porous Contents
Table 1: Water Damage - Cleanup and Mold Prevention from EPA Publication:
"Mold Remediation in Schools and Commercial Buildings"
Guidelines for Response to Clean Water Damage within 24-48 Hours to Prevent Mold Growth*
Actions
Water-Damaged
Material†

Books and papers


Carpet and backing –
dry within
24-48 hours§




Upholstered furniture


Window drapes

For non-valuable items, discard books and papers.
Photocopy valuable/important items, discard originals.
Freeze (in frost-free freezer or meat locker) or freeze-dry.
Remove water with water extraction vacuum.
Reduce ambient humidity levels with dehumidifier.
Accelerate drying process with fans.
Remove water with water extraction vacuum.
Accelerate drying process with dehumidifiers, fans, and/or heaters.
May be difficult to completely dry within 48 hours. If the piece is valuable, you may wish to consult a
restoration/water damage professional who specializes in furniture.
Follow laundering or cleaning instructions recommended by the manufacturer.
Page 156
Gray or Black Water
o Gray or Black Water :
Recommend to Discard
o Clean water: Since clean
water will turn to gray
water after a few days,
discard if not properly
dried immediately after
water event.
o What about 5 square feet of
$50/yard carpet? Try to
clean! Discuss with client.
Page 157
Porous Contents
Pressed Wood (Wood composites) & Fabric furniture
If Elevated Spores: Clean (HEPA Vac, Steam Clean, Dry Clean)
If Active Growth: Recommend to Discard
Page 158
Mold on Porous Contents





Can you or should you always throw away
furniture with a little mold on it?
What if the person is not sensitive to mold?
What if it there is some mold on fabric furniture on
a patio?
What if the furniture is in a water front vacation
cottage that has the windows open when
occupied?
Use Judgment. Discuss with clients. EPA guidelines
are just that …. guidelines. They are not cast in
stone.
Page 159
Porous Contents
If Elevated Spores: Clean (Laundry, Dry Clean).
If Active Mold Growth: Typically cannot be restored
due to staining or physical damage but does not cost much to
try to have cleaned if affected clothes are expensive.
Page 160
Porous Contents
Books: Depends on value. Microwave can kill mold.
Elevated Spores can be cleaned by air washing/HEPA
vacuuming/Freeze Dry.
Spray with Lysol in a can we have found works well.
Page 161
Semi-Porous Contents
 Semi-porous items (such as soft wood or wood
composite) that are primarily organic can absorb
moisture and are susceptible to microbial
growth.
 Semi-Porous with Elevated Settled Spores
are usually restorable.
 Semi-Porous with Active Mold Growth are
usually unrestorable unless mold growth is in
a readily removable bio-film on the surface of
the item; or …
 If there is a practical means for mold removal.
Page 162
EPA Non-Porous Materials
Table 1: Water Damage - Cleanup and Mold Prevention from EPA Publication
"Mold Remediation in Schools and Commercial Buildings"
Guidelines for Response to Clean Water Damage within 24-48 Hours to Prevent Mold Growth*
Water-Damaged Material†
Hard surface,
porous flooring§
(Linoleum, ceramic tile,
vinyl)
Non-porous,
hard surfaces
(Plastics, metals)
Wood surfaces
Actions

Vacuum or damp wipe with water and mild detergent and allow to dry; scrub if necessary.
Check to make sure underflooring is dry; dry underflooring if necessary.

Vacuum or damp wipe with water and mild detergent and allow to dry; scrub if necessary.

Remove moisture immediately and use dehumidifiers, gentle heat, and fans for drying.
(Use caution when applying heat to hardwood floors.)
Treated or finished wood surfaces may be cleaned with mild detergent and clean water and allowed to dry.
Wet paneling should be pried away from wall for drying.



Page 163
Non-Porous Contents


Hard woods can be
cleaned with soap
and water.
The moldy fabric
should be discarded.
Page 164
Non-Porous Materials


Non-Porous (Hard) with Elevated
Settled Spores are restorable.
Non-Porous (Hard) with Active Mold
Growth are usually restorable, and can
be cleaned using appropriate methods, or
HEPA vac’d if dry, based on material
composition.
Page 165
Review Questions
1.
The two preferred methods of remediating wall cavities are ...
a. 1) caulking baseboards, and 2) patching holes.
b. 1) replacing missing ceiling tiles, and 2) patching holes.
c. 1) removing contaminated materials under containment and replacement with
new, and 2) sealing.
d. 1) thoroughly drying and cleaning the affected area, and 2) cleaning the air with
proper filters.
2.
Post-remediation sampling is always the most effective way to assess remediation
effectiveness.
a. True
3.
b. False
Which of the following is a way to address liability issues?
a. Pictures of remediated area before closing the walls
b. Post-remediation sampling
c. Preventing building occupant exposure
d. Making sure the moisture source is fixed
e. All of the above
4.
Pre-remediation sampling might be necessary to protect against unjustified charges of
causing cross contamination.
a. True
b. False
Page 166
Review Questions
5.
Containment of a mold remediation site is not the same as containment of an asbestos remediation site because you do not have to protect the outside environment from mold contamination.
a. True
6.
b. False
A containment for a mold remediation job preferably ...
a. contains the problem area inside the building.
b. connects the problem area to the outside of the building.
c. prevents the mold contamination from polluting the outdoor environment.
d. none of the above
7.
Water damage must be dried quickly in order to prevent mold growth.
a. True
8.
b. False
Match the contamination problem with the proper solution:
a. Soft or pressed wood with mold growth
1. Laundry or dry clean
b. Fabric furniture with elevated settled spores
2. Usually cannot be restored
c. Clothing or stuffed toys with elevated spores
3. Discard
d. Clothing or stuffed toys with actual mold growth
4. HEPA vac, steam clean or dry clean
Page 167
Review Questions
9.
Mold in books can be killed using a microwave.
a. True
10.
b. False
Non-porous hard materials with active mold growth are usually not restorable, and should
be discarded.
a. True
b. False
Page 168
Answer Key
1.
c
6.
b
2.
b
7.
a
3.
e
8.
2, 4, 1, 3
4.
a
9.
a
5.
a
10. b
Page 169
Cleaning Structural Materials
How do you sand
down here?
Roof Damage: Structural wood (trusses and ceiling) in attic
covered with white Penicillium mold. Sand? HEPA vacuum?
Bleach? Encapsulate? Cost to remediate? Cost to test?
Page 170
Cleaning Structural Materials

Consider: Bleach/
Encapsulation vs.
Sanding/Vacuuming
o
o
o
o
Fewer micro-particles
Much lower cost
Mold inhibitor in white
encapsulant keeps mold
from returning
Clearance certification very
simple, and involves no
surface testing, just
pictures of final painted
white surface
Page 171
EPA: Bleach Fact Sheet

Uses for Bleach (from EPA Web Site)
o
o
Sanitizer/Disinfectant - Because bleach is
effective against a wide range of bacteria, fungi,
and viruses, EPA has registered sodium
hypochlorite for use in the sanitization &
disinfection of household premises, food
processing plants, and agricultural settings. Bleach
is also used in animal facilities, hospitals, and
human drinking water supplies.
Laundry Additive - Most commonly, bleach is
known for its use as a laundry additive, where it
is an effective disinfecting and sanitizing agent
for fabrics and/or laundry water.
http://www.epa.gov/pesticides/factsheets/chemicals/bleachfactsheet.htm
Page 172
EPA: Bleach Fact Sheet
EPA recommends against using bleach for mold
remediation unless mold sensitive or immune
compromised persons will be occupying the space.
AS ONE CAN NEVER RULE OUT MOLD SENSITIVE
OR IMMUNE COMPROMISED, BLEACH SHOULD
ALWAYS BE USED (WHERE IS CAN BE USED)
TO SANITIZE WALL CAVITIES, STRUCTURAL
WOOD, FLOORING ETC.
Page 173
Bleach Leaves No Residual





We use only bleach, soap and water or household
disinfectants such as Lysol for mold remediation work.
For removing mold from structural wood inside wall
cavities and attics we use strong bleach.
Bleach does not leave a residue that keeps on
killing. That is what we are looking for!
Biocides used by professional mold contractors claim
to be better than bleach because they keep on killing
while bleach does not.
That’s exactly the opposite of what we are
looking for. We do not want to use chemicals
that leave a residue that keeps on killing.
Page 174
Kill vs. Remove



Non-bleach based chemicals used by professional
remediators (or available over the internet) will kill
mold but do not kill or remove allergens or
toxins.
Strong bleach removes mold, mold toxins and mold
allergens by disintegration. As a result the surface is
clean.
Soap and water followed by rinsing can do a very
good job with removing (cleaning) mold from hard
surfaces.
Page 175
Biocides vs. Cleaning





The chemicals used by mold remediators to kill mold
are called biocides. Biocides are defined as
chemicals that keep on killing.
Most biocides used by mold remediators are
designed to kill bacteria and not mold.
Such agents generally will only kill the top layer of
mold growth if mold growth is heavy.
These biocides leave behind some dead mold but do
not kill or remove mold spores, glucans, insect
parts, mycotoxins, & can leave behind chemical
residues.
Cleaning is what we want. Cleaning means removal
and not just killing.
Page 176
Biocide Residues – NO WAY





Biocides leave a residue/film and keep on
killing. Is that what we want in homes and
offices? No way!
We recommend that only household cleaners
such as soap and water or hydrogen peroxide be
used on contents, materials or surfaces when
bleach is not appropriate due to its harsh nature.
Emphasis should be on cleaning to remove
contaminants … not simply killing.
Soap & water cleans by removing during the rinse.
Strong bleach removes by disintegrating the
mold
Page 177
Dry Ice Blasting
Dry Ice Blasting
 Will cause suffocation if used
in confined spaces.
 .Does not require biocide use
 But what about the spread of
micro-particles from the
blasting? Spreads them! Not
good!
 What about cell wall
particles? Glucans? Spreads
them! Not good!
Page 178
Baking Soda Blasting
Baking Soda Blasting
 Does not require biocide use.
But clean up is costly.
 But what about the spread of
micro-particles from the
blasting? Spreads them!
 What about cell wall
particles? Glucans? Spreads
them!
Page 179
Blasting. No We Don’t Like!
Do we like BLASTING that leaves invisible (to
testing) mold fragments and cell wall
contaminants?
NO WAY!
BLEACHING WITH STRONG BLEACH AND THEN
ENCAPSULATING with white encapsulant is
much cheaper and much better.
Page 180
Remediation Specifications
 Define the scope of work.
 Think about how best to minimize worker
discomfort and maximize efficiency.
 Phasing the work so that hot spots are
handled first with higher levels of worker
protection, and then more comfortable
working conditions with lower levels of
protection to follow.
 Consider the use of pre-cleaning.
 Consider local containment around hot spots
Page 181
Limitations of
Remediation Specifications
 A remediation specification prepared before the
walls are opened is rarely accurate.
o Do not assume that a mold assessor writing the mold
remediation protocol always knows what they are
doing.
 Until the walls are opened, one often may not
be able to determine:
o the extent of hidden mold.
o the source of the moisture/water.
 Remediation work requires flexibility and some
construction knowledge on the part of the
contractor to get the job done right
Page 182
Remediation Protocols
Do not blindly follow a remediation protocol.
Explain to the client before you start the job that
the protocol provided you is no more than an
educated guess as to what will be found once
the walls are opened.
Your goal is simply to find and remove all mold
and water damage if there are conflicts with
the protocol then you will use your judgment.
Page 183
Performing Remediation
This area now looks pretty clean of mold growth …
Consider at what stage workers can remove their Tyveks
and full face masks, and work in shorts and N95 masks.
It’s pretty funny that they are working without gloves,
but otherwise full HazMat gear!
Page 184
Expect Problems in Old Buildings
 Hidden, unexpected contamination
 In older buildings, there may be asbestos in
Wallboard joint compound
o Vinyl floor tile and mastic
o Insulation around pipes
o
 In older buildings, there may be lead-based
paint
Page 185
EPA Lead Paint Regulations
 EPA requires that firms performing renovation,
repair, and painting projects that disturb lead-based
paint in pre-1978 homes, child care facilities and
schools be certified by EPA.
 Firms must use certified renovators who are trained
by EPA-approved training providers to follow leadsafe work practices.
 Individuals can become certified renovators by
taking an eight-hour training course from an EPAapproved training provider.
All mold remediation contractors need to be EPA
Lead Paint Certified
Page 186
EPA Lead Paint Regulations

Contractors must use lead-safe work practices
and follow these three simple procedures:
o Contain the work area
o Minimize dust.
o Clean up thoroughly.


This is just what we do when we do mold work.
It is easy. Nothing much to learn. But you have
to have that formal EPA Certification
Read EPA's Regulations on Residential Property
Renovation at 40 CFR 745.80, Subpart E
Page 187
Equipment and Tools
 Consider axial fans ducted to the
outside for negative air, rather
than air scrubbers inside the
containment. Save $$ on filters.
 Axial fans are smaller,
cheaper than scrubbers, and
when ducted outside there is
less chance of malfunction. And
axials are much easier to keep
clean than air scrubbers.
Page 188
Equipment and Tools
 When ducted to outside, smells
from rotted materials as well as
smells from treatments such as
bleach will be reduced.
 This is especially important when
chemically sensitive occupants
are involved.
 Consider using air scrubbers
on the outside of the
containment where they stay
relatively clean.
Page 189
Spring Loaded Poles




Handles ceilings up to 21 feet high
Confines dust, mold and moisture
to your workspace
Creates a drying zone to handle
water damage jobs
One person can put up a
ZipWall (or one of the many
similar products) in less than five
minutes!
We are not getting any $$ from suppliers given as examples in this course.
No endorsement is being provided. Other products can also work well.
Page 190
Lay Flat Ducting
 Lay flat ducting
 20-inch diameter when
expanded
 32 inches wide when flat
 6 mil thickness
 http://www.jondon.com/layflat-ducting-20-inches-x-250feet.html
Page 191
High Power Axial Fan







8.8 amps, 1 HP
Single-speed, ductable axial air
mover
Ductable to 50 feet (20” lay flat
ducting sold separately)
38 lbs.
Interlocking stacking design
Example Dry Air Max Force
http://www.jondon.com/nsearch
/?q=gail+force
Page 192
Drywall Dust Filter Bags
 Drywall dust filter bags for Shop Vac
 Fine dust filter bag ideal for pick-up of
drywall mold work
 Easy to use and install
 Double-walled design
 Includes 2 fine dust filter bags
 Fits 10-to14-gallon vacuums

http://www.amazon.com/Shop-Vac-10-14-GallonEfficiency-DisposableCollection/dp/B00002ND4I/ref=sr_1_sc_1?ie=UTF8&q
id=1391844247&sr=8-1spell&keywords=drywall+shop+vacn+filter+bags
However there are no other bags that work as well as this one!
Page 193
Shop Vac That Takes Vac Bags
 This RIDGID brand 14 gallon
High Performance Wet/Dry Vac
 The 6.0 peak HP motor
 Works with 10-14 gallon
disposable drywall dust filters
 http://www.homedepot.com/b/Appl
iances-Vacuums-Floor-Care-WetDry-Vacuums/N5yc1vZbv79?cm_mmc=SEM|G|BT2
|D29|Vacuums|THD
Page 194
0.31 Mil Light Weight Painters
Plastic Just Fine
 Temporary containments that are
taken down at the end of the day
should use the lightest and cheapest
plastic film you can buy.
 Using heavy 6 mil plastic as
recommended by EPA/OSHA because
that is what is used for permanent
Asbestos containments makes no
sense. No value. Waste of money.
 http://www.homedepot.com/s/0.31%
2520mil?NCNI-5
Page 195
Air Scrubbers High Capacity





CFM: 900 or 1,400 (2-speed
operation)
110-120VAC, 12 amps
Stainless steel housing
Takes standard Merv 11 23.5 x
23.5 air filters that go before
the HEPA filter. Change those
pre-filters often and the HEPA
filter will last a very long time.
http://www.jondon.com/phoeni
x-guardian-hepa-airscrubber.html
Internal Hepa Filter
Page 196
Air Scrubbers Low Capacity





110-120VAC, 12 amps
Light weight plastic
Takes standard Merv 11 16x16
pre-filters.
Do not consider scrubbers that
use round proprietary filters
that cost a fortune.
http://www.jondon.com/doppre-filter-for-hepa-500.html
We are not getting any $$ from suppliers given as
examples in this course. No endorsement is being
provided. Other products can also work well.
Internal Hepa Filter
Page 197
Filters-Now.com



Low cost. Free shipping on
orders over $100
Custom and standard size
filters.
www.filters-now.com
No endorsement is being provided.
However if you use a great many air filters this firm has a discount plan
where you can buy them wholesale and save a great deal of money.
Page 198
Review
1. Sanding and then vacuuming mold on structural materials such as roof trusses or ceiling beams
disperses fewer micro-particles into the air than bleaching and encapsulating.
a. True
b. False
2. Bleaching followed by encapsulation of mold on structural materials is preferable to sanding or
vacuuming because no testing is necessary for clearance certification.
a. True
b. False
3. Mold inhibitor in encapsulant material such as paint helps prevent mold from returning.
a. True
b. False
4. Sodium hypochlorite is certified by the EPA for use in the sanitization and disinfection of
household premises, food processing plants, and agricultural settings,as well as animal facilities,
hospitals, and human drinking water supplies.
a. True
b. False
5. Dry ice or baking soda blasting ...
a. is recommended for use in confined spaces.
b. requires the use of biocides.
c. may spread micro-particles.
Page 199
Review
6.
You can maximize efficiency and minimize worker discomfort by remediating the hot spots first, and
then the remaining work can be performed with less PPE.
a. True
b. False
7.
Detailed remediation specifications for each job should be prepared before opening the wall
cavities.
a. True
b. False
8. Remediation problems could be encountered in older buildings, which may have: (check all that apply)
a. hidden or unexpected contamination.
b. lead-based paint.
c. asbestos.
d. plastic plumbing fixtures.
e. loose floor boards or ceiling tiles.
9. In the case of a black water problem, contents quickly removed from the problem area require
remediation only if they have actually come in contact with contaminated water.
a. True
b. False
10. Axial fans ducted to the outside are a better approach than using air scrubbers inside a
containment area because axial fans are easier to keep clean, there is less chance of malfunction,
and they reduce smells in the containment area.
a. True
b. False
Page 200
Review
11. Match the type of building contents with the recommended remediation procedure:
a. Easy to carry items
1. HEPA vacuum or damp wipe, and then store in a clean,
dry storage container.
b. Non-moveable items
2. Move to clean, dry, secure area and HEPA vacuum or
damp wipe if needed.
c. Items moved off-site
3. HEPA vacuum or damp wipe, and then wrap with
polyethylene.
12. What is the best order for treating mold found behind wall paper?
(indicate numerical order in boxes)
a. Peel back wallpaper a little at a time.
b. Spray the exposed mold with bleach or disinfectant, with the neg air directly at the
site where the spray hits the material.
c. Place a 12 inch duct connected to a 2000 cfm axial fan (exhausted to the outside)
directly at the source where you peel back the paper.
d. Build containment barrier.
13. Remediators working in older builders must be EPA certified for lead paint expertise. What is
the cut off year of the buildings?
a. 1975
b. Before 1978
c. Before 1975
Page 201
Answer Key
1.
b
6.
a
11. 2, 3, 1
2.
a
7.
b
12. 3, 4, 2, 1
3.
a
8.
a, b, c
13. b
4.
a
9.
a
5.
c
10. a
Page 202
Principles of Remediation
 Occupant protection
 Worker protection
 Mold Removal &
Chemical-Free Cleaning
 Containments should
always be used.
 Wet methods (pre-wetting)
better than dry methods
such as blasting or sanding.
Mold spores will be released by
the millions when moldy
drywall or wall paper is
removed.
Page 203
Negative Air Pressure Differential
Consider why this situation may not be the most cost effective
approach. There are no contents in the room. In this case, it
may be better to do the mold removal without any
containments or air scrubbing equipment, and then clean later.
Page 204
Mold Containment
Not Asbestos Containment
 We take issue with the basic concept of building
containments taught by most mold remediation
schools and recommended by EPA.
 The way remediation schools teach building
containments for mold work is based on
containments for asbestos work.
 For asbestos, you need to contain the problem
area/work site to protect the workers, occupants
and the environment.
 Asbestos containments are more or less permanent
(not taken down end of day) and they are air tight.
Page 205
Mold Containments
Tricks of the Trade
 For mold, you almost always take a different
approach, because you do not have to protect the
outdoor environment from mold.
 For mold, you typically build a containment so that
the problem area is essentially outside.
 Connect problem area to outside door or
outside window.
 What you are actually doing is containing (actually
isolating) the non-problem areas.
Page 206
Mold Containments
Tricks of the Trade
 Containment will be loose (not air tight) so it does
not collapse.
 Axial fan, providing neg air, is inside the
containment as near as possible to where the mold
is being removed is ducted outside;
o The air flow into the containment comes from
inside the house or office;
o Over or under the openings around the
containment;
o Through the containment area and then;
o Exhausted outside.
Page 207
Mold Containments
Tricks of the Trade
 A high rate of air flow is better than a low rate of
air flow.
 The high rate of air flow keeps the air inside the
containment relatively clean and free from bleach
fumes so workers can work comfortably, safely and
efficiently.
 The high rate of air flow keeps the air in the
containment relatively clean so that when workers
come in and out, very few mold spores escape into
the home or office.
o When possible pass the sealed trash bags out a window.
Or leave them in the containment until the mold removal
is complete.
Page 208
Mold Containments
Tricks of the Trade
 No containment is perfect.
 And there is almost always elevated mold in the
home or office outside the containment.
 Always leave one or more air scrubbers for 48 to
72 hours running after the containment is removed
to make sure the indoor environment is left mold
free.
Always install a properly sized Merv 11 rated or similar quality air filter
in the AC (or ACs) upon completion of mold remediation. Turn the
FAN=ON and leave it on during the 48 to 72 hours you have the
scrubbers running. This will massively improve the air cleaning/
circulation (unless the AC and/or ducting is/are mold contaminated.)
Page 209
EPA Limited Containment
Definition
 Per EPA … a Limited Containment is generally
recommended for areas involving between 10 and
100 square feet of mold contamination.
 Single layer 6 mil poly. [Is 6 mil really needed? NO!]
 Slit entry with cover flap.
 Seal AC air grills if inside containment.
o [Better yet, make containment small enough to not
include any AC grills.]
o Negative pressure, which can be a fan in an
open window, axial fan, or air scrubber.
Page 210
EPA Full Containment
Definition
 Per EPA … Full Containment is generally
recommended for areas involving over 100 square
feet of mold contamination.
 Double layer 6 mil poly for critical barriers.
 Slit entry with cover flap
 Seal AC return air grills if inside containment
 Negative pressure.
 Airlock/decontamination chamber
Training provided in this correspondence course does not
prepare the student for building EPA defined full containments
or for working in any health care facilities or on job sites with
asbestos or lead paint.
Page 211
Full Containment
 In many, or perhaps most cases …
Rather than build a Full Containment around a
contaminated area, you can alternatively build
one or more Limited Containments around the
clean area.
Connect the contaminated area to the outside.
Or build several simpler smaller
containments.
In so doing, avoid building expensive full
containment s.
Page 212
Critical Barriers



Could air washing after the
work is done have been a
better approach than covering
this equipment with plastic?
If the work area had been
properly contained do we need
to seal equipment outside the
work area?
If the demolition will cause
massive dust, perhaps such
sealing is needed?
Page 213
Material Removal
If the area is already grossly contaminated, does it
make sense to wrap materials with double 6 mil bags ...
because that was the procedure used to bag asbestos
containing materials?
Page 214
Always Set Up Containments
 We recommend that a Limited Containment be
set up for even the smallest remediation
problems if dry wall is to be opened.
 This differs from EPA guidelines (and Florida Mold
Law) which says under 10 sq feet of mold does not
need a containment (Professional Remediation.)
 Since you do not necessarily know in advance if
occupants are sensitive to mold … best to take a
little extra care.
Page 215
Multiple Small Containments
 For larger jobs, best to break down work to
build multiple smaller temporary (Limited)
containments that are removed at the end of
each day rather than to build semi-permanent
Asbestos type containments.
 If you leave containments up, they need to be built
with 6 mil Fire Retardant plastic wrap.
 Expensive and does not help you do a better mold
remediation job.
Page 216
Our Thoughts on Containments




A system with spring loaded poles to
hold the plastic sheeting for a
containment takes less than 5 minutes
to set up.
It should not be air tight.
When you use an axial fan to exhaust
air outside, you must keep the
containment loose otherwise it
collapses. Building loose containments
is very fast and easy.
Since building containments is so fast
and easy … always use them even
when removing small amounts of
drywall or wall paper.
Page 217
Preparing for Remediation



Mold found behind wall
paper, that may or may
not also be found on the
inside of the wall.
Mold behind wall paper
may be extremely heavy.
If proper procedures are
not in place, do not
remove wall paper.
Page 218
Preparing for Wall Paper Remediation



Under containment barrier, peel back
the wall paper, a little at a time.
An 8”- 12” duct connected to an axial fan
or a Shop Vac with Drywall Filter (in either
case, exhausted to the outside) should be
placed directly at the source where you
peel back the paper.
Spray the exposed mold with bleach or
disinfectant … again with the neg air
directly at the site where the spray hits the
material.
o Once the mold is wet, the spores will
not be released to the air.
o You may then remove the wall paper
while minimizing mold spore dispersal.
Page 219
Material Removal
 Some recommend … bags be marked:
MOLD CONTAMINATED MATERIALS –
DO NOT OPEN
 However, bags so marked will not be
allowed in most dumps.
 Better to use bags with no markings.
 Clear or black okay.
Page 220
Trash Bags
 We are not getting any $$ from suppliers where we
give you links to their sites. Just trying to be helpful.
 We have found that the mil (thickness) of a bag may
not have much to do about how sturdy the bag is.
Depends on how they are made. Depends if the
bags have a tendency to split open or are pliable
and resilient.
 In mold work the right trash bag is a big deal.
 We have found that 4 mil bags are optimal for mold
work. 6 mil as recommended by EPA are not
needed. Thinner than 4 mil need to be double
bagged and therefore is not cost effective.
 http://www.plasticplace.net/index.php?file=productd
etail&iprod_id=273
Page 221
Cleaning – Surfaces
 You can usually tell if a surface is clean performing
what is called a white glove/black glove test for dust.
 Swiffers do a very good job telling you if a surface is
clean. If there is no dust on the white Swiffer after
cleaning a floor or surface, then that floor is clean.
 Mold spores and dust particles settle out over time.
BUT there will be a tendency for small mold spores
and dust to stay aerosolized in work areas.
 When that happens, you cannot tell if the room is
clean by looking at settled dust.
Page 222
Air Cleaning
 Use recirculating HEPA
air cleaners (air
scrubbers) as shown on
right after surface
cleaning.
Air scrubbers only efficiently capture airborne contaminants a
few feet from the input. Unless you have fans to circulate
the air in a room to be cleaned (in a vortex pattern), or
multiple air scrubbers, or the AC FAN=ON helping to
circulate a home’s air, air scrubbers will not efficiently clean
all the air in a home or office.
Page 223
Air Scrubbers




Primary filter is a HEPA – 99.97% efficient
down to .3 micron.
Secondary filters provided by manufacturer is
typically junk so that the expensive HEPA filter
gets dirty and has to be changed often.
Always use Merv 11 secondary (pre-filters) or
better. Change the top secondary filter after
one or two jobs. The expensive (approx $250)
HEPA filter will last 6 to 12 months or longer.
Filters should be changed outside.
Page 224
Air Cleaning Cont’d
If there is mold in the settled dust, clean the settled dust
before air cleaning.
Mold in the settled dust will become re-suspended into the air
during air cleaning, and will be an almost unlimited supply
to continue to contaminate the air.
Mold in settled dust must first be removed by damp mopping
or using a Swiffer … followed by air scrubbing, in order to
clean the air of mold spores and fragments.
Page 225
Cleaning – HVAC System
 Clean interior surfaces in contact with air
o Liners, replace if there is visible mold growth
o
o
o
o
o
Fans, blower wheels, housings
Plenums, grills, registers, diffusers
Drain pans
Heat exchange surfaces (cooling & heating)
The cooling coils will have the mold growth
and not the heating elements
 Dirty coils need to be cleaned by an AC contractor
as the HVAC coolant needs to be pumped down
and recycled before the coils are removed to be
cleaned.
Page 226
Duct System Contamination
 Replace or refurbish contaminated
flex-duct and fiberglass duct
board.
 Do not permit chemicals to be
sprayed inside flex or fiberglass
ducts.
 Many duct cleaners will say they
clean ducts, but will only spray
chemicals inside.
 They define spraying chemicals as
“cleaning. Not acceptable!
Mold & dirt contaminated
fiberglass duct lining.
Page 227
Cleaning – Flex Duct




Rarely will flex duct need to be cleaned. Unlike
fiberglass ducting it is smooth lined and more
resistant to having dust and dirt stick to it.
Usually the mold is concentrated on the coils,
blower and supply and/or return plenums.
If flex duct needs to be cleaned, it is usually
better to replace with new if ducting is
accessible.
Flex duct is fragile and easily torn if attempts
are made to clean unless specialized flex duct
cleaning equipment is used. Such equipment uses
air jets and not rotating brushes to clean.
Page 228
Cleaning Flex Duct

We’ve had success
cleaning Flex Duct using
the Air Care Sidewinder
product. It requires a
very powerful air
compressor.
http://www.aircare.com/sidewinder
The Sidewinder uses the thrust of the air jets
to propel itself into the duct system as it
cleans.
Page 229
Review
1. When performing mold remediation in an empty room, it may be more cost effective to ...
a. build a containment and use an air scrubber vented to the outside.
b. remove the mold from the room and then do the cleaning.
2. The EPA generally recommends a limited containment for mold contamination involving an
area of ________ square feet.
a. 10 to 100
b. 1 to 50
c. 50 to 100
d. 100 to 250
3. Which of the following is NOT a component of a limited containment?
a. Airlock/decontamination chamber
b. Single layer 6 mil poly
c. Slit entry with cover flap
d. Negative pressure
e. Sealing AC return air grills (if inside containment)
4. Negative pressure can be created by using a ______________.
a. fan in an open window
b. air scrubber
c. axial fan vented to the outside
d. any of the above
5. The EPA generally recommends a full containment for mold contamination involving an area
of more than ________ square feet.
a. 100
b. 250
c. 500
d. 1000
Page 230
Review
6. It is often a good idea to set up several limited containments instead of a full containment.
a. True
b. False
7. In many cases, full containment issues can be avoided by building one or more limited
containments around the clean areas, and connecting the contaminated area to the outside.
a. True
b. False
8. In order to minimize dust when removing drywall, put the following steps into the correct sequence:
a. Press 2000 cfm axial fan (ducted outside) to the hole
b. Pre-clean exterior surfaces
c. Carefully remove approximately 2 foot x 2 foot squares of drywall
d. Carefully cut hole about 6 inch x 6 inch in drywall
e. Set up limited containment
f.
Hit drywall above and below with rubber mallet to release lose spores
9. The same PPE is required regardless of how one removes contaminated drywall.
a. True
b. False
10. Bags of contaminated materials should be marked "MOLD CONTAMINATED MATERIALS - DO NOT
OPEN" to ensure that they are placed in the designated area in most garbage dumps.
a. True
b. False
Page 231
Review
11. You can verify if a surface is clean by using a _______________.
a. white glove
b. black glove
d. any of the above
c. Swiffer
12. After working in an area, you can tell if the room is clean by checking for settled dust.
a. True
b. False
13. A primary HEPA filter removes particles from the air as small as ___________ microns.
a. 5
b. 3
c. 0.3
d. 0.5
14. Mold in settled dust will continue to contaminate the air with spores and micro-fragments if it
is not removed, in addition to air scrubbing.
a. True
b. False
15. On heat exchange surfaces (cooling & heating), mold growth will be found on the _________.
a. heating coils
b. cooling coils
16. Which of the following statements is true?
a. Contaminated sheet metal ducts can be cleaned, while contaminated fiberglass duct
board or duct lining must be replaced.
b. Contaminated sheet metal ducts must be replaced, while contaminated flex ducts or
fiberglass duct board can be cleaned.
c. Contaminated flex or fiberglass ducts can be cleaned by spraying chemicals inside.
Page 232
Answer Key
1.
b
6.
a
11. d
2.
a
7.
a
12. b
3.
a
8.
13. c
4.
d
4, 2, 6, 3,
1, 5
5.
a
b
15. b
10. b
16. a
9.
14. a
Page 233
Chapter 3 Completed
 In Chapter 3 we explained the ins and outs of
mold remediation. Remediation is removing
mold … and not just killing it and leaving it in
place.
o Explain important terms you need to know to
intelligently discuss fixing mold problems.
o Answer the question “Is remediation necessary”?
o Build simple containments.
o Describe the essentials of chemical-free mold
remediation procedures.
o Remediate contents and recommend the cleaning of
HVAC components.
o Perform air scrubbing.
Page 234
Section 4:
Investigating
Hidden Mold
Oftentimes small to moderate amounts of hidden mold can be easily kept
under control by using high quality (MERV 11) air filters that eliminate
airborne Mold Spores which are generally in the 2-20 micron range.
Page 235
 In Section 4 we discuss common sense approaches to
hidden mold.
 At the conclusion of Chapter 4 you will be able to:
o Describe the locations where hidden mold is often
found.
o Describe which locations generally are the most concern
and which are of less concern.
o Explain some of the solutions to keeping hidden mold
under control if removal is not an option.
o For example, at times it may be best (in older homes
and/or when there is not enough $$) to simply leave
hidden mold where it is after eliminating the water source
and properly sealing any openings.
Page 236
Common Sense Approach
to Mold Exposure




Small amounts of mold growth
including mycotoxin producers
commonly occur in all homes,
schools and offices
For the majority of people
these present minimal health
risks.
The solution is to fix the
moisture problem and clean up
the visible mold quickly.
Resources spent characterizing
the type of mold often could
have been better spent on
mold removal.
Mold on ceiling in high rise under
construction due to floods.
Page 237
Common Sense Approach
to Mold Exposure

On the other hand …large areas of
indoor mold growth present a more
likely risk of exposure and adverse
health effects.
o Large areas of mold growth
indicate more extensive water
damage/moisture intrusion in the
building.
o For large scale problems, additional
and more extensive remediation
measures should be used ….
o Including testing both before and
after remediation to protect both
workers and occupants of the
building.
Mold on drywall stored
in moist building
Page 238
Degrees of Exposure




The presence of mold growth
does not necessarily equate to
exposure. There must be a
pathway for exposure to occur.
And exposure to mold does not
always result in a health problem.
Occupants or remediation
workers disturbing large areas of
mold growth face greater
exposure potential, and thus,
greater potential for adverse
health effects.
Unless remediation can be done
properly, consider methods other
than removal to reduce exposure.
Water entering buildings thru
penetrations in building exteriors
almost always results in hidden
mold in adjacent wall cavities.
Page 239
Can Sealing Solve the Health Issue?



Oftentimes a contaminated wall or ceiling cavity is best sealed
and not remediated so long as the water source is fixed.
If exposure has been significantly reduced by sealing you may
have “solved” the health issue.
A mold remediation contractor will never recommend this
approach. In old buildings this is very often the best solution.
When the insulation in a leaking exterior wall is blown in
cellulose, hidden mold is almost always WAY BAD.
Page 240
Degrees of Exposure


Other times, improving
filtration by using a better Infrared pix (dark half circles) of water
wicking up wall because drywall was
air filter or leaving the AC
not hung with a gap at the floor.
FAN=ON will reduce
exposure to acceptable
levels for all occupants
even sensitive occupants.
______________________
If exposure cannot be
reduced to satisfy all and
remediation is not an
option … you may have to consider relocating sensitive
people to other areas.
Page 241
Degrees of Exposure


However, when there is mold in
an air handler, humidifier,
ductwork or ventilation system
– even small amounts – there
is always significant exposure
that can affect sensitive people.
Even small amounts of hidden
mold growth in HVAC*
components can result in
severe problems for mold
sensitive people.
Painting with protective coating
(encapsulating) the inside of a nasty
AC supply plenum after first carefully
vacuuming surface dust/ dirt/ mold.
*HVAC = Heating, Ventilation, & AC
system and ducting
Page 242
Mold in Walls




Any opening in ceilings and walls
that could expose sensitive
occupants to elevated mold
should be sealed.
Broken or missing ceiling tiles
should be quickly replaced with
new.
Drop ceilings should be as air
tight as possible to keep (often
moldy) air from the nonconditioned ceiling plenum out of
the occupied space.
Seal all cavities properly and
promptly.
Wall earlier cut open to
fix a problem but then
left like this for months.
Page 243
Mold on Exposed Wood



Oftentimes there is mold on
exposed wood in unfinished
basements … floor joists
open to the air or wood
studs (shown at right.)
Sensitive people cannot
live, work or go to school in
such environments. The
wood has to be cleaned of
mold and painted with mold
inhibiting paint.
Clean and seal.
Exposed mold covered
structural wood in
unfinished basement.
Page 244
Visible Mold


No doubt visible mold on
the surface of walls or
ceilings will make people
sick.
But (hopefully) few
homes or schools or
offices have visible mold
as visible mold is easily
cleaned by choosing one
of the several products at
the grocery store that
both clean and remove
mold.
Visible mold on a closet
ceiling from a roof leak.
Page 245
Mold Under Wall Paper
Hidden mold, even a lot of mold, behind wall paper is
not generally making someone sick. Best to leave it
unless the removal can be properly done!
Page 246
Hidden Mold in the AC



None of the popular mold contractor
training courses train mold
technicians to properly inspect or
remediate air handlers or
ducting.
As a result, mold contractors
(including inspectors and
remediators) almost always overlook
problems in these crucial areas.
Since most of the time it is mold in
the AC and ducting that is making
people sick it is imperative that mold
contractors be able to assess mold
problems in AC and ducting.
AC supply plenum. Black stuff is
dirt and mold on original ducting.
Compare with new (yellow color)
clean, materials at bottom which
were changed out because that’s
all that could be easily seen.
Page 247
Mold Hidden in AC or Ducting




The only good way to determine
if there is a mold contamination
in AC or AC ducting is by visual
inspection.
In some cases one may need to
hire a licensed AC contractor to
remove the coils or even
disassemble the entire unit to
completely inspect for mold.
For information on cleaning AC’s
and ducting we recommend the
EPA bulletin: Should You Have
the Air Ducts in Your Home
Cleaned?
http://www.epa.gov/iaq/pdfs/airducts.pdf
Page 248
EPA Duct Guidelines




According to the EPA, duct cleaning has
never been shown to actually prevent
health problems.
Studies have not conclusively demonstrated that particle (e.g., dust) levels in
homes increase because of dirty ducts.
According to the EPA, this is because
much of the dirt in air ducts adheres to
Cleaned and sealed AC
supply.
duct surfaces and does not enter the
living space.
Mold contaminated fiberglass lined ducting is another matter!
Note: Not sure if we agree with the EPA claim that duct cleaning
does no good. We find that duct cleaning, if ducts are not too
dirty, can often significantly reduce allergy like symptoms in
sensitive occupants.
Page 249
EPA Duct Guidelines


If you have fiberglass lined air
ducts or plenums (or insulation
in the air handler) and the
insulation gets moldy (nasty
looking) it should be either
replaced with new; or cut open
and thoroughly cleaned by
hand and then encapsulated.
It cannot be effectively
cleaned with duct cleaning
procedures / duct cleaning
equipment.
Contaminated AC that was
not properly sealed.
Cannot be cleaned.
Page 250
Duct Cleaning - WARNING




Air ducts are often made from Flex
Duct which has a thin and very
Flex duct (silver colored)
fragile plastic lining.
The lining cannot be cleaned using
the usual rotating brushes that duct
cleaners use for metal lined duct
because the brushes can damage the
fragile lining.
For these types of ducts, “duct
cleaning” typically means vacuuming
out the supply registers (good idea)
and then spraying chemicals inside
the ducting.
Per EPA: No chemical biocides are currently registered
BAD IDEA!
by EPA for use in internally insulated air duct systems.
Page 251
Cleaning Flex Duct

We’ve had success
cleaning Flex Duct using
the Air Care Sidewinder
product. It requires a
very powerful 2-stage air
compressor.
http://www.aircare.com/sidewinder
The Sidewinder uses the thrust of the air jets
to propel itself into the duct system as it
cleans. operator
Page 252
Mold Hidden in the AC Ducting
or Plenums is Bad
• This black stuff inside the AC ducting is mold covered
dirt on fiberglass duct board. (yellow arrow)
• Rarely does anyone look in this area. This mold was
making the occupants sick.
• You do not need much mold in the AC or ducting to
make sensitive people sick since the mold is readily
dispersed into the living space.
Page 253
Refurbishing Fiberglass
Lined Ductwork


If contaminated fiberglass
ducting or supply or return
air plenums cannot be replaced,
they can often be cut open,
vacuumed by hand, bleached and
then encapsulated with specialty
mold inhibiting sealant.
Our firm uses DP2545
(www.DesignPoly.com) because it
is very low VOC (does not smell) and seals well. In our
experience, there are very few good choices for sealing
internal fiberglass lined ductwork. We do not endorse any
particular brand of sealant but it is critical to choose one with
low VOC (smell) for use in ductwork.
Page 254
Mold on Fiberglass Ductwork



Oftentimes it is difficult or cost prohibitive for some clients to replace
the fiberglass lined ducting.
At our firm we cut open the AC fiberglass plenums and ducting and if
contaminated, we vacuum, bleach and then paint with special white
colored AC sealing paint (encapsulant) that includes a mold inhibitor.
Any leaks or openings are sealed with mastic (AC sealing paste.)
This, in our hands, is better than replacing with new.
Page 255
Mold in AC & Ductwork
Yellow colored material is
new fiberglass ducting the
AC contractor used to
attach new air handler to
original ducting.
Dark colored material is
mold and dirt on
original fiberglass
ducting left in place
when new air handler
was installed.
Page 256
Mold Hidden in AC Closet





If there is hidden mold in the AC closet
(behind the air handler for example),
even small amounts …
It can be pulled up into the AC system
and disburse throughout the occupied
space and make people sick.
In the picture on the right there was an
air leak at the back top of the AC closet
and the air handler was pulling moist/
dirty attic air into the cool closet.
The result was mold growth behind the
air handler and sick occupants.
Careful visual inspection for this hidden
mold in an AC closet is a must.
Dark color is mold
on wall behind
where air handler
had been located.
Page 257
Mold Hidden in AC Closet





Many times the air handler drain line
clogs and the drain pan overflows. Mold
will often result.
The picture on the right shows an air
handler that had a drain pan overflow.
Mold is growing on the outside of the
return air box that the air handler sits
on. Inside, the box is full of mold. The
mold inside the box is being disbursed
into the occupied space making
occupants sick.
Even small amounts of hidden mold
here can make people sick.
Careful visual inspection is a must.
Often AC components need to be cut
open in order to inspect.
Mold on exterior of AC return air box.
Much worse mold inside!
Page 258
Mold Hidden in the Attic




This black stuff in the attic (found under
pink attic insulation) near a leaking AC duct
is mold.
Rarely does a small amount of mold in an
attic make people sick since it is not in the
living space.
An exception is when there are many
recessed ceiling lights that are the older
type and not sealed. When the afternoon
sun heats up and pressurizes the attic
space it pushes mold spores into the
occupied space thru the openings in the
lights.
This happens frequently.
Mold growing under pink attic
insulation in attic.
Page 259
Mold in Wall Cavities
If there is significant mold in a wall cavity it is best to remove it…
but if it cannot be removed be sure to fix the water leak and then
seal the cavity such as around electrical outlets or baseboards so
that spores are not readily released into the living space.
Page 260
When Can Mold on a Window Sill
Make Someone Sick?


Will a little mold on a window sill
make someone sick? No. Best to
clean off the mold and fix the leak
(often old caulking) that is causing
the mold growth.
But … if the wall under the window is
casually cut open and there is heavy
mold inside, it will be dispersed and
will not only contaminate the nearby
areas but will contaminate
everywhere including the AC and
ducting.
Best to clean visible mold
and leave mold inside wall
if mold removal work
cannot be properly done.
Page 261
Upgrading Air Filter to Fix Indoor
Air Quality Problems
 If the AC and ducting are clean, upgrading the AC
filter, along with more frequent house cleaning, is
often a simple way to reduce occupant complaints
without the cost of removing hidden mold sources.
 If the AC and ducting are clean, and a Merv 9 or
preferably Merv 11 air filter is installed, turn the
FAN=ON and clean the air constantly to temporarily
reduce the allergen load of the home.
Page 262
Section 4 Wrap Up

You should now be able to:
o Describe the locations where
hidden mold is often found.
o Describe which locations generally
are the most concern and which
can often be left alone.
o Explain when it may be best to
simply leave hidden mold where it
is after eliminating the water
source and properly sealing.
o Explain some of the solutions to
keeping hidden mold under control
if removal is not an option.
Infrared picture of moisture in a
wall. Infrared cameras DO NOT
find hidden mold. They MAY find
hidden moisture but only if the
moisture impacts the surface
material.
Page 263
Beware of Detailed Mold
Remediation Protocols
It is very often the case that neither the extent of hidden
mold nor the precise cause or location of the water problem
can be determined without first starting the remediation
process … opening up walls and/or ceilings.
The idea that a mold assessor (or remediator) can
accurately write a specific remediation protocol as to how
much drywall to remove is a myth.
Protocols must be flexible so that the knowledgeable
remediation contractor can customize their work procedures
as needed.
Page 264
Section Review Questions
Review
1. Openings in ceilings and walls could expose sensitive occupants to elevated mold. Which
of the following statements is false?
a) Broken or missing ceiling tiles should be quickly replaced with new.
b) Drop ceilings should be as air tight as possible to keep (often moldy) air from the
non-conditioned ceiling plenum out of the occupied space.
c) Mold technicians are usually trained to either inspect or remediate air handlers or
ducting since this is the most common location for hidden mold.
2. If you have fiberglass lined air ducts or plenums (or insulation in the air handler) and the
insulation gets moldy … (Choose all correct statements)
a. They should be removed.
b. The not cannot be effectively cleaned.
c. If the conditions causing the mold growth in the first place are not corrected, mold
growth will recur.
d. The most cost effective solution is to spray the duct interior with biocide that keeps
on killing.
3. Air ducts are often made from flex duct which has a thin and very fragile plastic lining.
(Choose the correct statements)
a) The lining can be cleaned using special soft rotating brushes.
b) For these types of ducts, “duct cleaning”, improper though it may be, typically means
spraying illegal chemicals inside the ducting.
Page 265
Investigating Hidden Mold
Review
4. When the air handler is located in these locations … you often have mold problems.
a) Attic
b) Basement
c) In a drop ceiling area of a school or office building.
d) In an AC closet inside the home or office.
5. Will a little mold on a window sill make someone sick?
a) No. Best to clean off the mold and fix the leak (often old caulking) that is causing the
mold growth.
b) Only if you casually cut open the wall.
c) A & B
6. Sometimes small amounts of hidden mold are not a health problem. Choose the best
answer:
a) However, when there is mold, even small amounts, in an air handler, humidifier,
ductwork or ventilation system there is always major exposure.
b) Hidden mold inside a wall is not usually a problem and the wall should be opened
and the mold removed as quickly as possible.
c) Hidden mold inside an attic is usually a problem except when the wind blows and
clears out the attic.
Page 266
Answer Key
1.) C
2.) A, B, C
3.) B
4.) A, B, C
5.) C
6.) A
Page 267
Section 5:
Assessing the Extent
of Mold & Moisture
IR cameras can be of great use in determining the
extent of moisture damage.
Page 268
 In Section 5 we explain the basics of assessing the
extent of mold & moisture and also determining
after remediation if the mold problem has been
fixed.
o Be familiar with the use of Infrared Cameras for moisture
mapping and documentation.
o Explain the basics of mold testing/sampling.
o Describe the limitations of mold sampling, and the
importance of visual inspections especially in the HVAC
system and ducts.
o Describe the priorities and procedures of post
remediation testing.
Page 269
According to EPA:
Mold Remediation in Schools and Commercial Buildings
 Possible locations of hidden mold can include:
o Pipe chases and utility tunnels (with leaking or
condensing pipes),
o Walls behind furniture (where condensation forms),
o Condensate drain pans inside air handling units,
o Porous thermal or acoustic liners inside ductwork, or
o Roof materials above ceiling tiles (due to roof leaks
or insufficient insulation).
Finding hidden mold starts with finding the moisture.
An IR camera is an excellent tool for helping find moisture
that leads to hidden mold.
Page 270
CASE STUDY:
IR Inspection of Flooded Areas in New Construction Building


Infrared camera detects surface temperature. Wet
materials cool as they dry and are indicated by darker
blue colors.
IR (FLIR/Thermographic) cameras do not look inside of
walls. They do not find mold in walls.
Page 271
IR Inspection of Flood Areas


Right pix: Fresh drywall compound had been applied to this
corner (in yellow box).
Left pix: Shows the infrared image of the new material. Dark
color indicates lower temperature caused by cooling from
evaporation while compound dries.
Page 272
Drywall Hung Off of the Floor
Page 273
Gypsum Industry Association
Recommendations
When drywall is hung off of the floor
it rarely gets wet.
Page 274
Drywall Hung Off of the Floor



Infrared image (upper left) shows that this wall is dry, even
though the ground is wet beneath it.
Why is that?
Because the drywall is properly hung off of the floor.
Page 275
Drywall In Closet Still Wet


Wet drywall in closet was cut out and is laying on the floor.
Infrared image of drywall on the floor shows that the wetness
extends somewhat beyond what is visibly wet.
Page 276
IR Inspection of Flood Areas


Walls in this closet are still wet, and need to be cut open to
allow drying.
This closet area had little natural ventilation, and was slow
to dry.
Page 277
Wall with Visible Mold In Flood Area



This wall had the only visible mold growth in the flood areas. What is
special about this wall, that mold has already started here, but not
anywhere else?
When we opened this wall, we found that it is filled with fiberglass
(soundproofing) insulation. And inside it is still wet.
The IR camera did not see this wet wall, since the surface was dry.
Page 278
Wet Walls with Fiberglass Insulation


All wet walls with fiberglass insulation in them must always
be identified and cut open.
Never rely on moisture readings, either from moisture
meters or infrared cameras, when wall interiors are
insulated.
Page 279
Visual Inspection of Flood Areas


Mold growth and wet paper drywall face inside the
insulated wall that appeared “dry” when checked with
infrared camera.
Always open insulated walls and cut out mold.
Page 280
IR Case Study Conclusion

This concludes the IR Case Study. You should
now be able to:
o Explain when and how an infrared camera can be
helpful in determining the extent of flooding.
o Describe the limitations of using an infrared
camera.
o Explain why drywall should be hung off of the
floor.
o Describe how insulation inside the walls affects
the drying rate.
Page 281
Review Questions
1. The Gypsum Industry Association recommends what practices to keep drywall from getting wet.
(Select all that apply)
a. Protected during transport
b. Hung off the floor by 1 inch
c. Hung off the floor by at least ¼ inch
d. Water in buildings immediately dried up
2. What limitations are there in the use of infrared cameras. (Select all that apply)
a. There are no limitations to IR cameras.
b. Can mistake “cold” steel inside a wall for moisture.
c. Can miss mold or moisture inside of walls with a dry surface.
3. Walls with fiberglass insulation inside have the following property:
a.
They can always dry quickly, since fiberglass is nonporous, and does not hold
water.
b.
They dry slowly as the fiberglass helps hold moisture.
Page 282
Review Answers
1. a, c, d
2. b, c
3. b
Page 283
“Total” Air Sampling – How it works




Air sampling cassette mechanism is
shown on right. Sampling cassette is
attached at the bottom to a pump that
pulls air into the cassette.
Inside is a tiny microscope slide
coated with clear gel. Spores stick to
the gel as the air passes over the
slide.
“Total” spore sampling collects both
live and dead spores.
The cassette is sent to a lab that
removes the micro-slide and then,
using a microscope, identifies and
counts the different species of mold
(live and dead) mold spores based on
the unique characteristics of the spore
surface appearance & size.
1) Air containing
particles enters here
2) Air + particles
travel thru slit.
3) Particles stick
on gel slide
4) Air exits here and
enters pump
Page 284
High Volume vs Low Volume




High volume cassettes take
in larger amounts of air …
sampling is done at 15 liters
per minute (lpm) flow rate.
Lower volume cassettes …
are done at 5 lpm. Sample
size is much smaller.
Labs prefer the small sample
size since these takes less
time to count. Time =
Money.
The smaller the sample size
the less the accuracy.
Left shows example of high
volume cassette for total
spore counts. Right shows
low volume.
Page 285
Air Sampling for Mold Spores


Battery operated spore sampling pump with built in
calibration (yellow arrow.) Blue arrow points to air
sampling cartridge. Red arrow points to timer.
This type of pump has a large battery and is very stable.
Rarely needs adjusting.
Page 286
Air Sampling for Mold Spores


Certain portable sampling pumps that have small batteries tend to
be unstable (air flow rate changes over time) because the battery
charge rapidly dissipates.
This type of unit above does not show the air flow rate as does
the unit on the previous page. You will need an external
calibrator to use this type of sampler.
Page 287
Sampling Guidelines for
Air-O-Cells




www.emsl.com/index.cfm?nav=Sampling_Guides&action=show&S
amplingGuideID=9
The Air-O-Cell™ Air Sampling cassette is a sampling device
designed for the rapid collection and analysis of a wide range of
airborne aerosols.
These include fungal spores, pollen, insect parts, skin cell
fragments, fibers, and inorganic particulates. Air enters the
cassette, the particles become impacted on the sampling
substrate, and the air leaves through the exit orifice.
The airflow and patented cassette housing is designed in such a
way that the particles are distributed and deposited equally on a
special glass slide contained in the cassette housing called the
“trace.”
Page 288
Air-O-Cells



DISADVANTAGES
Fungi cannot be fully speciated with this method. For
example, Aspergillus sp. and Penicillium sp. are
normally reported together due to the similarities in
spore morphology. [Other types of mold besides
Asp/Pen are also lumped in with the very small sized
Asp/Pen spores for example the very common problem
mold Trichoderma.]
Spore viability cannot be assessed [collects both dead
and viable spores].
Page 289
Air-O-Cells



SAMPLING DURATION
The sampling time is dependent on the density of particulate in
the environment. It is important not to overload the sample,
otherwise it will be impossible to assess the types of spores,
pollen and particulates that are present.
Recommended sampling times for the Air-O-Cell™ Air Sampling
Cassette at Typical Collection Flow Rates Typical Environmental
Conditions Flow Rates Collection at 15 lpm
o Clean “office" or outdoors (no visible dust) 10 minutes
o Indoor environment, high activity & personnel 5 minutes
o Indoor environment, drywall renovation or heavy industrial dust
1 minute
Page 290
Low Volume Cassettes







Mold Snap (taken from Zefon Web Site.)
A cost effective first-line mold screening tool that
efficiently and reliably collects mold and allows for simple
lab analysis.
Features: 5 Liters x 5 Minute Sampling
Industry Proven Collection & Analysis Method
Quick, low volume sample
Easy for labs to analyze
MoldSNAP™ is designed as a first-line mold screening tool
that can be easily used by home inspectors to get
preliminary information on whether a mold problem may
exist and further investigation is warranted.
Page 291
Low Volume Cassettes


MoldSNAP™ is a type of "spore trap" impactor that uses
slit impaction as the collection mechanism. This is
important as slit impaction is not only the most reliable
collection method, it is an industry recognized method
that allows superior mold spore collection.
Currently using the Micro5™ product for mold
sampling?
Upgrading to MoldSNAP™ is not only easy, but provides
many benefits. It is easy because all of your current
pump equipment is compatible with MoldSnap™. The
benefits include lower cost and an industry standard
collection method that is universally recognized.
Note: ProLab provides Z5 (another 5 lpm cassette) or Air-O-Cell
cassettes for free. (Not an endorsement just a fact.)
Page 292
Low Volume vs High Volume
Cassettes





Since the lab cost is the same for both low volume and
high volume cassettes.
Since the sampling time is the same.
Since labs (at least some of them) give away the
cassettes for free so the high volume cassettes cost no
more.
The high volume cassettes take samples 3x the size and
are more accurate but more work for the lab to analyze.
Do you care if they are more work for the lab?
No. Then why would a professional assessor/hygienist
want to use the less accurate low volume cassettes so
called: first-line mold screening tool for home inspectors?
We have no idea!
Page 293
Viable Spore Sampling
Rarely Used in Mold Work





The culture method of counting, only
measures live (viable) spores.
Counting viable spores requires
incubating the spores and seeing
how many grow. Dead spores (nonviable) do not grow. Not detected.
Since dead spores are no less
allergenic or toxic than viable spores,
investigators more often look at
total counts than viable.
Viable spore sampling allows
speciation (determination of species
in addition to genus.)
Our take is viable has been made
more or less obsolete by ERMI (DNA
testing.)
Growing mold in a Petri dish
to count viable mold spores.
Page 294
Lift Tape Sampling



For sampling surfaces for
mold growth.
Home inspectors do surface
sampling.
We are not quite sure if there
is a use for lift tape sampling
by professional mold
contractors except under
certain unique conditions
where you cannot determine
that what is mold and what is
no mold.
Surface sampling with
flexible slide.
Page 295
Pre-Remediation
(Initial) Sampling
 Pre-remediation (initial) air sampling is always a
good idea:
o
o
o
o
To determine if sealing a wall or ceiling space has
actually eliminated a condition of elevated spores.
To help find hidden mold when used in conjunction
with visual inspections.
Or to determine baseline levels of mold spores for
the purpose of quoting post remediation cleaning.
Because the client expects a professional mold
inspection to include air sampling and will pay
for it!
Page 296
Post-Remediation Sampling?
Why Do It?



Post-Remediation Sampling is supposed to “Assess
Remediation Effectiveness”.
o Does it always do so? No.
o What about mold micro-fragments? Not
tested.
However, in the event there are sick or sensitive
people, air testing for mold after remediation does
provide some level of risk assessment for reoccupancy.
Air testing does not guarantee that there are no
problems, but if air sampling finds problems …
certainly people will be breathing problematic air.
Page 297
Post-Remediation Sampling?
Why Do It?

What can provide a high level of assurance of a job
well done… if not air sampling?
o Pictures of remediated area before walls closed
up? You bet!
o Making sure the moisture source is fixed? You
bet!
o A picture of an EPA Level 1 containment that
was erected prior to doing the work? You bet!
o Avoidance of dry (dust and fragment producing)
remediation practices.
o Plus post remediation air sampling!
Page 298
Release of Micro-Particles
 We strongly recommend that dry remediation
practices that release micro-particles be avoided.
Avoid these dry techniques:
o
o
o
Sanding wood
Dry ice blasting
Baking soda blasting
 These activities will cause workers to be exposed
to high levels of particles that typical PPE
(Personal Protective Equipment) are not
designed to protect them from.
 These dry remediation practices will leave the
work site contaminated with toxins and allergens
that are invisible to testing.
Page 299
Release of Poisons from Wood





Sanding or blasting pressure treated structural wood
will release harmful chemicals used to preserve the
wood.
Arsenic is one of the chemicals that have been
commonly be used to treat / preserve structural
wood.
We do not want construction dusts with arsenic
produced during mold remediation.
Avoid dry remediation techniques such as sanding.
Again dry remediation techniques produce
contaminated construction dusts that cannot be seen
on post remediation testing.
Page 300
Conclusions on
Judging Remediation Effectiveness
 Water-damaged environments can contain many
contaminants other than mold-related particulates.
These include:
o
o
o
o
Mites
Toxin - and/or odor - producing bacteria
Insects
Viruses
 None of these are tested by standard mold
clearance procedures that are based on air
sampling for mold spores. All must be removed to
deliver a clean environment.
 Verify that surfaces and flooring are clean of dust
when doing Post Remediation Verification.
Page 301
Another View Point
• Besides mold sampling and checking for cleanliness
(absence of dust) is determining the ability of
people to occupy or re-occupy the space without
health complaints or physical discomfort.
• Ability of sensitive people to occupy or re-occupy
the space without health complaints, physical
discomfort or annoying smells.
• Verify that sensitive persons can reoccupy without
irritation as part of Post Remediation Verification.
Page 302
Conclusions on
Most mold professionals are generally trained to rely on sampling
to assess mold. Sampling alone will never produce an adequate
investigation.
Sampling often misses hidden mold problems.
Assessors and remediators need to have or will need to develop
some construction experience and be able to peek into hidden
areas by lifting carpet; removing baseboard and cabinet toe
kicks; and opening AC systems and ducting.
Assessors & remediators need to be comfortable using Moisture
Meters and/or Infrared Cameras to detect the extent and
location of moisture.
Page 303
Conclusions on



Proper remediation techniques are based on cleaning
moldy structural wood while avoiding dry methods such as
sanding or blasting that release invisible mold fragments
and wood preservatives that can be highly toxic.
After cleaning moldy structural wood, paint with white
encapsulant.
Verify by visual assessment that structural wood that was
behind moldy drywall is now remediated (document with
pictures that it is white). Post surface (lift tape) inspections
not needed.
As well, always verify by air sampling that the indoor air
(not just inside the work containment) has been left
without elevated mold spores.
Page 304
Conclusions of Section 5
 In Section 5 we explain the basics of assessing a
mold problem and determining after remediation if
it has been fixed.
o Explain how mold testing/sampling is done.
o Describe the limitations of mold sampling, and the
importance of visual inspections especially in the HVAC
system and ducts.
o Be familiar with the use and limitations of IR technology
for moisture mapping.
o Describe the priorities and procedures of post
remediation testing.
Page 305
Review Questions
1. What can provide a high level of assurance of a job well done… if not air sampling?
a.
b.
c.
d.
e.
Pictures of remediated area before walls closed up? You bet!
Making sure the moisture source is fixed? You bet!
A picture of an EPA Level 1 containment that was erected prior to doing the work? You bet!
Avoidance of dry remediation practices.
Plus post remediation air sampling!
2. Pre-remediation (initial) … why do it?
a.
b.
c.
d.
To determine if sealing a wall or ceiling space has actually eliminated a condition of elevated
spores.
To help find hidden mold when used in conjunction with visual inspections.
Or to determine baseline levels of mold spores for the purpose of quoting post remediation
cleaning.
Because the client expects a professional mold inspection to include air sampling and will pay for
it!
3. Viable mold testing is still popular today because it allow for speciation whereas total spore counts do
not.
a.
b.
No. It is rarely used and has been replaced by ERMI testing which also provides the species of
mold along with genus.
Yes. Popular because the mold growing in the petri dishes look so cool.
Page 306
Answer Key
1.
all
2.
all
3.
A
Page 307
Section 6:
Interpreting Mold Data
Left shows example of high volume (15 liters per
minute) cassette for total spore counts. Right low
volume (5 lpm).
Page 308
Interpreting Clearance Test Results


Below is a table showing the range of values during the
year for mold spores in the outdoor air for Florida.
Notice that levels of some mold spores such as the
common Cladosporium vary during the year by a factor of
250+ (low of 27 to high of 7817)
Page 309
Indoor vs Outdoor Mold


Below is a table showing common outside and inside mold
spores. From: www.jiaci.org/issues/vol18issue3/2.pdf
Ascospores, Basidiospores, Smuts, Rusts come from the
outside and typically mean doors or windows open.
Page 310
Indoor Vs Outdoor Variation



The levels & types of mold spores in outdoor
samples vary from season to season; month to
month; and even hour to hour in some cases and
heavily depend on geographic location (what floor in a
high rise; ocean breeze; near a pond etc.)
Variation in outdoor mold counts (both the amount
mold as well as the type of mold) can be huge.
Because outdoor mold types and levels vary so much,
simply comparing indoor mold spore types or
levels to outdoor types or levels is not a reliable
method for determining if there is elevated
indoor mold.
Page 311


Because the indoor air is constantly being cleaned by
the A/C’s air filter, the indoor air inside a home should
generally have significantly lower levels of mold spores
and generally a somewhat different mix than outside
levels (if you are using a good quality air filter and the
AC is clean).
There are always exceptions for instance homes that
are on the ocean when there is an ocean breeze may
have zero mold spores in an outside air sample.
Page 312
Interpreting Clearance Test Results

We are taught: Air sample results from a remediated
site should be lower in concentration than outdoor
results.

This is conventional wisdom and what is normally
taught. But in reality this is not necessarily the case.
o
o
o
o
o
How much lower depends on the type of AC
and quality of air filters present.
If the AC FAN=ON or on Auto.
Depends on if windows have been opened.
Depends on how often people are going into and out of
the front door.
Depends on if it has recently rained.
Page 313

Other factors that impact indoor to outdoor ratios …
o
o
o
o
Season and geography.
Cleanliness of the indoor space is … carpet or not.
Depends on Location: If the building is on the ocean and
there is an ocean breeze you may have zero outdoor mold
spores.
If the remediation work does not include cleaning the AC
you may have massive indoor mold in the air from the
dirty AC but the work area (before removing containment)
may be perfect.
Page 314
Mold in Outside Air Jan &
Entire Year
Page 315
Generally Able to Grow Indoors
(Prior slide)
* Generally Able to Grow Indoors:
 The spores in this category are generally capable of growing
on wet building materials in addition to growing outdoors.
Building related growth is dependent upon the fungal type,
moisture level, type of material, and other factors.
o Cladosporium is one of the predominant spore types worldwide and
is frequently present in high numbers.
o Penicillium/Aspergillus species colonize both outdoor and indoor wet
surfaces rapidly and are very easily dispersed. Other genera are
usually present in lesser numbers.
Page 316
Seldom Found Growing Indoors
(Prior slide)
** Seldom Found Growing Indoors
 These fungi are generally not found growing on wet building
materials. For example, the rusts and smuts are obligate
plant pathogens. However, in each group there are notable
exceptions [sometimes found growing indoors.]
o For example, agents of wood decay are members of the
basidiomycetes and high counts of a single morphological type of
basidiospore on an inside sample should be considered significant.
Page 317
Clearance Testing
Page 318
No Numerical Thresholds
• Air contains a varying mixture of molds. Not a single
entity.
• Some molds allergenic. Some molds contain high
levels of toxins.
• Human sensitivity and response varies to both
toxins and allergens.
• Micro-particles from mold – invisible to testing.
• Mold toxin laden dust – invisible to spore testing.
No simple numerical thresholds. No cut offs or indoor vs outdoor
ratios can be used to determine if mold is elevated or not
elevated.
Page 319
Clearance Testing is Not Only Air
Sampling




Clearance testing also called Post Remediation
Verification (PRV) is not only air sampling.
Visual and/or “White Glove” surface inspection.
Immediate feedback!
Visual inspection of clean AC, ducts & plenum
interiors. Immediate feedback!
These should both be part of post remediation
clearance testing or PRV.
Page 320
Air Sampling: No Immediate
Feedback



Air samples – requires lab
analysis. No immediate feedback!
Dust (surface) samples –
requires lab analysis.
Before taking air samples
(spending money and waiting for
analysis) for lab analysis make
sure odors gone, settled dust
gone; moisture problems gone.
Technique for taking a lift tape of
surface mold with a flexible clear
plastic slide.
Page 321
Review Questions
1. It is generally preferable to use scientific testing methods rather than relying on visual inspection
to determine that remediation work has been effective.
a. True
b. False
2. Cleaning remediated surfaces with bleach and painting with white mold-inhibiting encapsulant can
eliminate the need for post remediation surface testing.
a. True
b. False
3. Remediation work is effective when ...
a. people can occupy or re-occupy the space.
b. sensitive people can occupy or re-occupy the space without health complaints, physical
discomfort or annoying smells.
c. the occupants are convinced by lab tests that the space is clean.
d. the space has been painted with white paint and looks clean.
4. Clearance air sampling often does not produce complete and/or useful results because: (check all
that apply)
a. micro-particles from mold, mold toxins and glucans are not detected by current testing
methods.
b. laboratory facilities are slow and often return erroneous results.
c. there is no dose/response information relating to air testing data.
d. human sensitivity to airborne contaminants varies and therefore test results do not
necessarily confirm whether remediation work has been successful in any particular case.
Page 322
Review Questions
5.
Test results from the remediation work area should be compared to test results from a
reference area.
a. True
b. False
6.
Which of the following testing methods provides immediate feedback? (check all that apply)
a. “White Glove” surface inspection
b. Visual inspection of AC, ducts & plenum interiors
c. Air sampling
d. Dust (surface) sampling
7.
Environmental test results should be interpreted according to official EPA numeric criteria.
a. True
b. False
8.
When testing for contaminant levels after remediation work, the results from the work area
should be (generally) lower in concentration than outdoor and reference area results
a. True
b. False
9.
Test results from the remediation work area should show a similar distribution of fungal
species as outdoor and reference area.
a. True
b. False
c. Depends if doors or windows open.
10. A dirty room will only have a high mold spore count if there is active mold growth.
a. True
b. False
11. Mold contaminated air handlers, ducts or AC plenums will always irritate sensitive occupants
even if there is no measurable active mold growth detectable by spore sampling.
a. True
b. False
Page 323
Answer Key
1.
b
6.
a, b
2.
a
7.
b
3.
b
8.
a
4.
a, c, d
9.
c
5.
a
10. b
11. a
Page 324
EMLabs on Post Remediation
Testing
• “There are currently no standards and guidelines
regarding results of fungal air samples.
• “It is not very likely to have such standards and
guidelines in the near future.
• “Airborne fungi may change according to spatial and
temporal variations.
• “Without standards and guidelines, current approach
to the interpretation of results of fungal air samples
relies on comparisons of indoor vs. outdoor results and
complaint vs. non-complaint area results.”
http://www.emlab.com/media/resources/Air-Fungi.pdf
Page 325
Testing
• “Compare total concentrations from indoors,
outdoors, complaint, and non-complaint areas.
• “In general, indoor concentrations should be lower
than that of outdoors.
• “However, this may not be always consistent.
Residential buildings, warehouses, schools and
buildings with many entrances and openable windows,
and buildings with HVAC systems with no filtration may
have airborne fungal levels higher than or as high as
that of outdoors.
• “Results of noncomplaint areas should consistently be
lower than that of complaint areas.”
Page 326
Testing



“Compare fungal types and species, indoors v.
outdoors and complaint v. non-complaint areas. Fungal
types and species from indoors and outdoors and
complaint and non-complaint areas should be generally
similar. [We don’t find this to generally be true in South
Florida.]
“However, in a large building, such as a convention
center or a 30-story office building, indoor fungal types
and species may not always reflect what are outdoors
because of air dilution due to large air spaces in these
buildings.
“In an airtight and mechanically ventilated building,
indoor fungal types and species may be a collection of
outdoor fungi over several days.”
Page 327
Testing


“Compare Look for marker or signature fungi. Some
fungi, if detected indoors, are very likely associated
with water damage.
“They are: Most Aspergillus and Penicillium species,
Acremonium spp., Stachybotrys chartarum,
Memnoniella echinata, and Chaetomium spp. [List


edited]
“Keep in mind that these fungi may also come from
outdoors.”
“Cladosporium species are common outdoors,
however, they grow well indoors in fiberglass
insulation or on surfaces in high relative humidity
conditions with occasional condensation.”
Page 328
Testing


“Consider seasonal effects of airborne fungi. Indoor
fungal growth may become dormant during winter
heating season unless there is persistent leaks or
water sources to sustain the growth. Therefore, low
airborne fungal levels in winter do not suggest a “clean
or healthy” environment.
Relate and correlate complaints, field observations,
and laboratory results to determine fungal
contamination and growth occurs in the building or
complaint area or not. Remember moisture and water
are the critical factor in indoor fungal growth. There is
fungal growth, there must be moisture or water
problem nearby.
Page 329
Testing


“Understand the ecology and background of the fungi
identified. Some fungi grow at high water activity
conditions.
“Species of Acremonium, Chaetomium, and Trichoderma,
and Stachybotrys chartarum [list edited] require high water
activity. Their detection suggests wet conditions.
Note that when you do a total spore count and not viable or
DNA based sampling the test results do not differentiate very
well between types of mold.
For example, all small mold spores (e.g. Trichoderma) are
grouped together under Pen/Asp.
Page 330
Testing


“Another group of fungi are xerophilic and grow at low
water activity. Some common xerophilic fungi found
indoors are species of Eurotium and Wallemia sebi.
Their detection and growth suggest persistent high
humidity conditions but not wet.
“There is the third group in between. They may be
called xerotolerant fungi. Included in this group are
Aspergillus sydowii, A. versicolor, and Penicillium
species. They are common on water-damaged
materials.”
Page 331
Testing

“Some fungi, such as species of Acremonium,
Fusarium, Sporobolomyces, Trichoderma, and
Stachybotrys chartarum, produce slimy spores.



“Slimy spores are mostly dispersed by running water,
insects, and small animals.
“Airborne transmission of the spores is not the primary
route.
“If these fungi, even at only one colony count, are
identified in indoor air samples, it should be considered
significant. Look for possible indoor source.”
Page 332
Testing



“Basidiomycetes (Basiospores), when identified in air
samples, are likely to come from outdoors.
“However, basidiomycetes may grow on indoor wood
products and causing wood decay if there is a prolonged
water and moisture-related problem.
“Look into the possibility if the samples are collected
from an old, wood-structured building with a known
water damage history.”
When you see Basidiospores in the indoor air sample
(from outdoor mushrooms) in almost all cases the doors
or windows were open and/or the AC’s filtration system is
not working well.
Page 333
EMLabs on Air Sampling
Techniques



“When taking spore trap samples, total air volume
between 50-100 L is suggested [to improve accuracy
and reproducibility].
“Dirty and dusty air, such as in a remediation
containment area or in a composting facility, lower air
volume (50-75 L) is recommended.
“Lower air volume is fine if you expect high levels of
spores.”
This EMLabs advice was written up in 2003. Note that newer
low volume air sampling cassettes require less volume or air.
The accuracy or reproducibility of air sampling is also affected
by the lab doing the analysis. Some labs read 100% of the
trace while others read 25% and multiply by 4.
Page 334
Always Keep in Mind!
• Post remediation air sample test results should in
general be lower in concentration and much lower in
indoor water damage indicators (molds that grow
inside after water damage) than outdoor levels.
•
•
•
How much lower depends on the type of AC
and air filters present.
Depends on season and geography.
Also how clean the indoor space is … carpet or not
Page 335
False Negatives
• Post remediation air sample test results should be low
in background debris.
• High levels of debris on the test slides can hide / cover
up mold problems and produce false negatives.
Page 336
Mold Sensitivity Issues
Understand that “clean enough” for
reoccupancy depends on the sensitivity of
occupants.
Indoor mold growth − same exact types and
amounts of molds as outdoors − is much more
irritating to occupants than outdoor mold.
Therefore similar levels indoor to outdoor can
be irritating when someone is inside the home
or office but fine outside.
Page 337
Mold Sensitivity Issues
Small amounts of mold growth in the AC or
ducting will be subjected to high rates of air
flow.
This causes the mold to break down into microparticles that are invisible to mold spore
testing but are more irritating and/or toxic to
sensitive occupants than the large mold spores
as they are “respirable”.
That is they get lodged into the small sacs
inside the lung and take longer to clean out.
Page 338
False Positives
A dirty room will always have a high
mold spore count, but there may be no
active growth.
Page 339
False Positives
Dirty AC or ducting can produce very
high mold spore counts even if the
remediation work was perfect.
Page 340
Section Conclusions
• Interpreting post remediation test results can be
complex. Hard to prove the job was well done only by
air sample results.
• Such testing alone is not what is called Post
Remediation Verification (PRV.) PRV in addition to
taking air samples includes the following:
• Documentation that the remediation work was done under
containment.
• Documentation that the mold problem was completely
remediated (even if the extent of mold was found to be more
than in the protocol) as determined when the walls were
opened.
• Documentation of clean/ mold free wall cavities and
structural elements prior to closing up.
Page 341
Post Remediation Verification
Review Questions
1.
Mold contaminated materials release a large amount of non-spore fungal fragments in
addition to mold spores. These are not seen in air sampling. Can these be detected by air
sampling?
a. No
2.
3.
When subjected to moving air, older mold growth samples have been shown to release a
much higher concentration of fungal micro-fragments than younger samples. The fungal cell
walls contain glucans. What can be said about glucans?
a. can be detected by standard mold spore sampling.
b. are allergenic.
c. are toxic
d. all of the above
Interpreting post remediation test results can be complex. Hard to prove the job was well
done by air sample results alone.
a. True
4.
b. False
Dirty AC or ducting can produce very high mold spore counts even if the remediation work
was perfect. This can be a FALSE POSITIVE.
a. True
5.
b. Yes
b. False
Post remediation air sample test results should be low in background debris. High levels of
debris on the test slides can hide / cover up mold problems and produce FALSE NEGATIVES.
a. True
b. False
Page 342
Answer Key
1.
a
2.
b
3.
a
4.
a
5.
a
Page 343
Section 7
EPA/OSHA Mold Standards
Where they Need Expansion or
Modification
Page 344
 In Section 7 we review several key EPA/OSHA concepts and
look at several important areas where EPA/OSHA guidelines
need to be expanded when work is being performed by a
Professional Mold Contractor (not by Facility Managers.)
 At the conclusion of Section 7, in contradiction to EPA
understand that:
o Large jobs as defined by EPA may be better worked and less
expensive using multiple limited containments rather than
full containments with walk in decontamination chambers.
o Even the smallest jobs should be done under containment
even when less than 10 sq ft.
o Air sampling both before and after remediation is necessary
and not optional.
Page 345
EPA/OSHA: Find the Moisture
Problem
 The EPA/OSHA mold assessment
guidelines are based on determining
the location of the mold growth by
finding the moisture damage/ source.
 The duration, extent and source of
the moisture will provide an indicator
as to the extent of mold and
whether …
 Mold is surface mold that may be
cleaned or …
 Mold has damaged materials and/or
is hidden mold inside of walls or
ceilings and must be removed by
substrate removal.
Page 346
EPA/OSHA: Size of Problem
 The EPA/OSHA mold assessment
guidelines are based on estimating
the extent of mold growth in square
feet of surface mold (both visible and
hidden mold) and classifying as to size
of problem (small, medium or large.)
 Once classified by size, the appropriate
EPA /OSHA safety procedures suitable
for the size of the mold remediation job
can be recommended.
Page 347
EPA/OSHA: Type of Containment
 We have found that it almost always makes sense to
break down the remediation task into smaller
containments so that one does not to build full
containments with air locks (see EPA/OSHA
containment definitions).
 Building full containments with air locks almost never
makes sense.
 Multiple small containments exhausting outside are
cheaper and typically work much better than more
complex large scale (asbestos style) containments
that are really only suitable for hospitals or other
super critical areas.
Page 348
Remediation or Routine
Maintenance?
 As the EPA states, such size (extent) classifications can
generally be made without testing but oftentimes may
require intrusive inspection such as:
o Lifting carpet or removing baseboard or cabinet
toe kicks
o Opening AC systems and/or removing Ac supply grills
to inspect ducting.
 Once the size classification is made, the mold
assessor’s job is not finished until they make their
recommendation ... can the work be handled as
routine maintenance or does a professional need
to be called in?
Page 349
Even Small Jobs Can Release
Large Amounts of Mold
 The EPA/OSHA guidelines (and FL mold law) permit


routine maintenance for any job under 10 sq feet of
mold coverage.
Heavy mold growth can consist of hundreds of millions
of mold spores per square inch of mold.
Very large quantities of mold spores can be
released during mold removal work (even
when there is only relatively small amount
of mold growth) potentially causing
adverse reactions in both workers and occupants.
Page 350
Sensitive Occupants & Routine
Maintenance
 When mold removal is performed by

routine maintenance (without
environmental controls) … there is no
procedure to protect mold sensitive
occupants from the release of mold
spores and contaminated construction
dusts which almost always occur
during the removal of mold contaminated materials.
Cleaning a contaminated indoor
environment can cost 10x or 100x the
cost to set up a limited (simple)
containment. So don’t take the risk!
Page 351
Who Is To Know Who is Mold
Sensitive and Who is Not?
 Nowadays, many occupants are
considered mold sensitive …
including children, the elderly,
persons with organ transplants or
with HIV.
Mold inside a
bathroom cabinet due
 Impossible to rule out that occupants
to excessive moisture.
or future occupants are or will be mold
sensitive. We therefore recommend that precautions be
taken to protect occupants from construction dusts
resulting from mold remediation even for the smallest
size jobs.
 For the mold professional, as ONE can never know if
sensitive people will be involved, go beyond EPA and
ALWAYS USE A CONTAINMENT EVEN FOR SMALL JOBS.
Page 352
Protect Sensitive Occupants
 When immune compromised individuals are present or
may be present (in our opinion always) the EPA
recommends that Chlorine bleach we used to sterilize
an area.
 Strong bleach removes mold by disintegration and
destroys both mold allergens and toxins.
 Use strong bleach to remove surface mold on drywall
or wood and to sanitize wall cavities.
Page 353
Avoiding Post Remediation
Surface Sampling
 Our firm paints bleach treated wood and drywall with
Zinsser 123 primer that includes a mold inhibitor. This
practice avoids having to do post remediation surface
sampling.
 Note that mold contaminated drywall is typically
removed and replaced with new and not bleached but
light surface mold on drywall may be treated if this will
restore drywall to “good as new”. We follow drywall
bleaching by painting with mold inhibiting paint.
 Note that Kilz does not kill mold. It does not contain a
mold inhibitor.
Page 354
EPA Does Not Recommend Testing
 Visual assessment of the mold and water event is what
the EPA recommends when estimating the location and
size of the mold problem in order to categorize as
small, medium or large.
 The EPA is correct that air or surface sampling is not
typically necessary in order to determine the extent of
mold for the purpose of categorizing the size of the
problem as a basis for recommending appropriate
environmental controls for the remediation work.
 But for the mold professional there are more issues of
concern than simply categorizing the size of the
problem. Testing is needed!
Page 355
Air Sampling to
Complement a Visual Inspection
 While the visual mold/ moisture
assessment is the center piece of
the EPA/OSHA mold assessment, it
is always good practice for the
mold professional to take a few
initial air samples to complement a
visual inspection.
o
o
These samples are not necessarily
to find hidden mold in walls… which
is hard to do with only a few
samples and without opening
hidden suspect areas.
They are not to determine the type
of mold or if there is so called toxic
mold.
Defect in AC ducting insulation
that led to contaminated
ductwork.
Page 356
Initial Air Sampling Should
 Mold professionals will always want to take a few initial
air samples to complement a visual inspection
because:
o
o
o
o
Pre-remediation testing (also called base line or initial
testing) provides important information as to the
extent of pre-existing mold contamination in the air and/or
settled dust.
Mold pro’s use this information to recommend which areas
outside the proposed work areas may need cleaning;
As well to determine the amount of cleaning that may be
required to restore the facility to mold-free (Not Elevated)
status.
And last but not least, many or most clients expect a mold
assessment to include sampling and will pay for it!
Page 357
Air Sampling Should
 Pre-remediation air sampling while the AC is running
can also indicate if the AC unit and/or ducting are mold
contaminated.
 Assessing or remediating the AC system may be
outside the client’s idea of the scope of work which
typically may call for remediation of a specific water
damaged and moldy area of the house or office.
 Nevertheless, if the AC system is mold contaminated
the recommendation to clean/ remediate AC and/or
ducting should be presented to the client in order to
assure that post remediation mold assessment
provides a clearance of living space and not only the
remediation area.
Page 358
Initial Air Sampling Can Help Detect
Hidden Mold in the AC and/or Ducting
It is critical that the AC and ducting be flagged if they are
mold contaminated and this issue addressed in the
assessment, as a mold contaminated AC and/or ducting
may cause post remediation air sampling to fail even if the
remediation work (i.e. removing and replacing some
damaged drywall) itself was perfect.
The client may not wish to address this issue. It may be
beyond the scope of work, but in such a case there should
be a disclaimer in a mold remediation work proposal that
post remediation testing of the indoor air may fail due to
AC/ducting related contamination.
Page 359
Testing Inside the Containment is Not
Sufficient
 Post remediation testing inside a containment may
be suitable for asbestos work but is not sufficient for
mold work.
 Upon conclusion of the mold remediation work the
home’s indoor air should be tested to see if it comes
back Not Elevated.
 Testing inside the containment will not give the client
this information.
 If there is dirty or old carpet, excessive clutter, and/or
dirty AC or ducting, or mold growth on content, post
remediation test results may be elevated even if
the remediation work was perfect.
Page 360
Issues with Limited Scope of Mold
Remediation Work
 That is, to reduce costs, the mold remediation work
may deal only with removal and replacement of water
damaged and/or moldy structural materials but
perform no cleaning outside the containment area, and
as a result the indoor environment has Elevated Mold
not due in any respect to problems with the mold
remediation job.
 Nevertheless, the client needs to be advised if there is
elevated mold in the living space upon conclusion of
the remediation work. Here is where the results of
baseline initial testing can be very useful.
Page 361
Work Disclaimers
Some home or offices are dusty, have old/or dirty
carpets or old/dirty AC and/or ducting, or moldy
content but the scope of the remediation work is
limited to remediation of specific areas of drywall
(does not include overall cleaning which can be very
expensive).
In such a case, the mold assessment report and
subsequent mold remediation work proposal needs a
disclaimer that removing and replacing the moldy
drywall per scope of work may not leave the home
free of elevated mold in the indoor air and;
Additional cleaning may be necessary (by the client?)
Page 362
Testing Inside the Containment.
 It is true that post remediation testing inside the
containment can keep things simple so that one does
not have to deal with a dirty house or AC issues.
• And a mold assessor and/or remediator can usually
trick the client that the house is fine by doing post
remediation testing inside the containment only.
• But in our experience it is always best to let the client
know if the home or office indoor air is Elevated or Not
Elevated after remediation. This can only be done
when post remediation testing is performed outside
the containment.
Page 363
Post Remediation Air Scrubbing
Our firm wants to avoid leaving the job site with
Elevated indoor mold in the air even if the scope of
work does not include overall cleaning (which it
rarely does due to high cost).
In order to leave the home with Not Elevated
indoor air after mold remediation, our policy as part
of every mold remediation, is to include two or
three days of air scrubbing the entire house after
remediation to ensure that the entire house passes
post remediation inspection.
Page 364
Post Remediation Air Scrubbing
This may require multiple air scrubbing machines
depending on the extent of dust or size of house.
This may require the home owner moving the air
scrubbers around during this period or coming back to
move units around if the home is not occupied. Or may
require they do some additional cleaning while the
scrubbers are there (which they will usually be happy to
do if they are mold sensitive and sick from indoor mold.)
Post remediation air scrubbing and post remediation
testing go beyond EPA/OSHA but should be standard
operating procedure for all mold professionals.
Page 365
What You Should Have Learned
in Section 7
 Large jobs as defined by EPA may be better worked and less
expensive using multiple limited containments rather than full
containments with walk in decontamination chambers.
 Even the smallest jobs should be done under containment even
when less than 10 sq ft because you never know if current or
future occupants are mold sensitive people.
 Air sampling both before and after remediation is necessary and
not optional for the Mold Professional.
 Testing inside the containment is recommended. Best to leave
the entire living or work space free of mold. Best to spot check
the entire living space after mold remediation work to make
sure indoor air is not left contaminated.
Page 366
Review Questions
1.
Post remediation air scrubbing and post remediation testing go beyond EPA/OSHA but should
be standard operating procedure for all mold professionals.
a. No
2.
The best and safest way to remediate large jobs is to closely follow EPA recommendations for
setting up environmental controls.
a. No
3.
b. Yes
Florida Mold Law and EPA agree that small jobs under 10 sq feet can be safely and legally
remediated without setting up environmental controls.
a. True
4.
b. Yes
b. False
Best to do post remediation testing inside the containment so that test results always pass.
a. True
b. False
Page 367
Answer Key
1.
b
2.
a. Multiple small containments usually
better.
3.
a. True that’s what they say. But don’t do it!
Always set up containments.
4.
b
Page 368
Section 8:
Explaining Mold Test Data
to Clients
This section is our personal opinion. No
test questions on this section.
Page 369
Dealing With The Client
• As one can see interpreting test results can be rather
complex.
• So how does one go about explaining the post
remediation test results to a client?
• How do you protect yourself from lawsuits when you
miss something and your interpretation is perhaps not
perfect and the client sues you because they say they
got sick after the mold remediation work and clearance
testing.
Page 370
Dealing With The Client
• Some labs have a data base of mold from problem and
not problem homes and have an analysis program that
does the interpretation for you.
• They are able to interpret and present the results for
your client in a simple and professional way.
• We always use such labs.
Page 371
When The Lab Does the
Interpretation
• Occasionally their interpretations may be inconsistent
with the real world because when the lab interprets
mold sampling results they do not have all the other
important factors in their “equation” such as for
example closeness to front door or ocean breeze.
• But overall they can be amazingly useful and we have
found amazing accurate.
Page 372
My Wife
• My wife is in charge of calling the clients with the test
results and getting the final payment.
• Not having to explain about this mold spore and that
mold spore to a client that has no idea what a mold
spore is, so one can get paid can be extremely
important and highly useful.
• Labs that don’t determine “Elevated” or “Not Elevated”
for you will tell you that this is not professional and the
mold assessor/hygienist should make the
determination.
• This is probably true if you have a Ph.D. in Mycology
but for most mold contractors the opposite is true.
Page 373
Recommended Reading
 Assessment, Remediation
and Post-Remediation
Verification of Mold in Buildings
 Shown on the right.
 ISBN:978-1-931504-53-9
 The booklet is available from AIHA.org
Page 374
Recommended Reading
 Standard Guide for
Assessment of Fungal
Growth in Buildings
 Designation D7338-10
 The booklet is available
from ASTM.org
Page 375
Recommended Reading
 Standard Guide for
Readily Observable Mold
and Conditions Conducive
to Mold in Commercial
Buildings.
 Designation E2418-06
 The booklet is available
from ASTM.org
Page 376
Exam



To receive credentials for Council Certified
Mold Remediation Technologist you must
pass the 150 question, open book EXAM.
A passing score is 70%.
Exam is at: http://quizegg.com/q/82188
[email protected] or Tel: 954-614-6860
Page 377
Certification Requirements



There is a $100/year fee for Mold Remediation
Technologist credentials.
Pass the Certified Mold Remediation Technologist
Exam with a score of 70% or higher.
Pass the four prerequisite courses: Mold & Safety;
Mold Report Writing; Water, Moisture-Intrusion & Mold; and Mold
Standards of Practice with test scores of 70% or higher.



Your statement that you have read thru the entire Certified Mold
Remediation Technologist course. And that you have read the
attached book on Green Mold Remediation.
And that you completed the Exam on your own.
You will have earned the prestigious credential:
Page 378
Appendix
Environmentally Responsible Mold
Remediation
By Gary Rosen, Ph.D.
Page 379
Environmentally Friendly
Mold Remediation Techniques
That Significantly Reduce
Childhood Asthma
Environmentally Responsible Procedures Appropriate
for USGBC (LEED-NC) “Green Buildings”
G A R Y R O S E N , P H. D.
LEED Accredited Professional
CHILDREN HEALTH
Mold, Moisture, Health & Safety
The latest break through research from US EPA scientists in 2007 shows that indoor mold
problems actually cause asthma.
Conversely, proper removal of mold can significantly reduce the symptoms of asthma.
Sounds simple doesn’t it. Clean up the mold and heal the child.
The problem is that most mold remediation work is not successful. Mold remediation is often
improperly done because professional mold remediation contractors are not trained to follow
EPA approved procedures for mold removal.
Proper Mold Remediation Alleviates Childhood Asthma
✔
Chemical residues and toxin containing dusts as a
result of poor remediation procedures often persist for
years, causing or exacerbating respiratory problems
particularly in children.
✔
Poor mold remediation work can actually be the cause
of asthma
✔
In this book we explain how to identify mold related
problems and how to best fix them.
✔
Such fixes do NOT have to be expensive
✔
We will also explain how indoor mold growth can affect
children in ways not at all related to asthma since some
types of mold toxins affect the brain. Mold exposure can
cause headaches, lack of concentration and even
behavioral problems such as attention deficit-like disorders, or even addictive or
impulsive behavior in children (adults too).
Gary Rosen, Ph.D., C.I.E.C. A Ph.D. biochemist and state licensed building
contractor restores mold and water damage homes and businesses to safe
and healthy places to live and work for children and mold sensitive individuals.
Dr. Rosen is the author of the
popular "When Traditional Medicine
Fails...Your Guide to Mold Toxins".
Hope Academic Press
Tampa, FL
Environmentally Friendly
Mold Remediation Techniques
That Significantly Reduce
Childhood Asthma
Procedures Appropriate for USGBC (LEED-NC/EB) “Green Buildings”
G A R Y R O S E N , P H. D.
LEED Accredited Professional
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 pages of mold spore pictures after 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 the author, Dr. Gary 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: 978-0-9794956-6-3
Environmentally Friendly Mold Remediation Techniques That Significantly Reduce Childhood Asthma
Table of Contents
Section
Page
1. According to the Latest EPA Research ..............................................................3
2. Beyond Asthma ..............................................................................................33
3. Liability Issues ................................................................................................43
4. Failed Remediation .........................................................................................47
5. Communication .............................................................................................51
6. Evaluating the Initial Mold Growth Investigation...........................................53
7. Determining the Remediation Scope ..............................................................55
8. Administrative Controls..................................................................................65
9. Remediation Practice Considerations..............................................................67
9.1 Building codes, practices, and materials differ throughout the U.S......68
9.2 Deciding Whether to Bring in Outside Help ......................................69
9.3 Personal Protection ..............................................................................70
9.4 Contaminant Control..........................................................................71
9.5 Cleaning and Removal of Contaminated Materials .............................73
9.6 Moisture Control.................................................................................81
9.7 Cleaning of Remediation Equipment ..................................................83
9.8 Waste Disposal ....................................................................................84
9.9 Heating, Ventilation, and Air Conditioning Systems...........................84
9.10 Use of Disinfectants and Pesticides ....................................................86
9.11 Use of Gas-Phase Ozone....................................................................88
9.12 Use of Heat in Mold Remediation ....................................................88
10. Remediation Evaluation................................................................................89
10.1 Remediation Goals ............................................................................90
10.2 Evaluation Criteria and Methods .......................................................91
10.2.1 Evaluation of Remediation Methods...............................................92
10.2.2 Sensory Approach ...........................................................................93
10.2.3 Moisture Testing .............................................................................94
10.2.4 Air Sampling / Mold Testing...........................................................94
10.2.5 Clearance Testing; Lab Results and Reporting ................................95
10.2.6 The Successful Remediation – Tips from the Experts......................96
11. Mold Insurance Claims.................................................................................99
Appendix A. Example Step-by-Step Remediation Procedures............................115
Appendix B. Mold Remediation References......................................................119
Appendix C. Useful Forms................................................................................121
Appendix D. Basement Water Problems ...........................................................133
Appendix E. Less Toxic Cleaning ......................................................................137
Appendix F. Glossary of Terms..........................................................................155
1. According to the Latest EPA Research: Mold is a Major
Cause of Childhood Asthma
It seems like just about every day now our office gets a call from a
parent whose pediatrician has prescribed a mold check up for their
house. Children are sick with allergy like symptoms, but after extensive
allergy testing – they have no allergies to mold or to anything else.
Just a hunch … could be mold. Easy enough to have someone check.
And the pediatrician prescribes a mold inspection for the home.
Our firm, like many others in our area, does not charge for mold
check ups when prescribed by local pediatricians. In just about half
of the homes we are sent to, there is a mold problem. And in almost
all cases when the mold problem is taken care of, the child’s health
improves and often times gets completely better.
It is amazing how this business has grown over the last 2-3 years. In
2004 only once or twice a year would our mold check up services be
prescribed by a pediatrician.
But this growth is only a small tip of the iceberg. At this point only
a very, very small percent of the pediatricians are up to speed on the
relationship between mold and childhood illness and only very few
prescribe mold check ups for homes.
The relationship between mold and childhood health should be no
secret. Our government has been spending millions of dollars a year
on research in this area. And their findings have been published in
major medical and scientific journals.
But somehow you never read about any of this work in the New York
Times section on health or see anything on TV about the remarkable
Government findings on indoor mold and the impact on childhood health.
According to the American Lung Association, the annual direct health
care cost of asthma is approximately $11.5 billion; indirect costs (e.g.
lost productivity) add another $4.6 billion, for a total of $16.1 billion
dollars. Prescription drugs represented the largest single direct cost, at
$5 billion.
3
With big drug companies spending over $30B per year in advertising,
is it any wonder than the media does not cover the latest US
Government research that shows indoor mold can actually be the
cause of childhood asthma and removing children from moldy
environments can reduce asthma attacks by ten fold!
Does indoor mold really cause asthma? Yes it does. And not only that
… by properly cleaning up mold and mold toxins you can alleviate and,
in certain cases, actually cure the asthma! Now that is one heck of a
drug free, natural cure. Is it any wonder that this is being kept quiet!
A Closer Look at the Government Research on Childhood Asthma
New breakthrough work by US EPA scientists enables the accurate
measurement of how “sick” a building is. The technique is based on
assessing the DNA of mold in a home’s settled dust and comparing it
to a known standard established from a large data base of both sick
and healthy homes. This technological breakthrough has
tremendously advanced our ability to carefully examine the
relationship between illness and a building’s degree of mold sickness.
Two epidemiological studies on the cause of asthma were recently
4
conducted in Ohio. Children living in water damaged homes were
studied and the dust in these homes analyzed.
There was an 80% likelihood of finding an asthmatic child in a home
with mold problems1.
Furthermore, successful remediation of the moisture and mold in
these homes significantly reduced the asthmatic child’s need for
either emergency room visits or hospital admissions during
follow-up2.
These are unbelievably powerful findings. Mold causes childhood asthma
and proper remediation can dramatically reduce asthma attacks! A
summary of this new work performed by the US EPA and funded by
the National Institute of Health can be found on the next page.
Reducing Childhood Asthma Sounds Simple
Sounds simple doesn’t it. Clean up the mold and eliminate asthma attacks.
The problem is that most mold remediation work is not successful.
Mold remediation is often improperly done because professional
mold remediation contractors are not trained to follow EPA approved
procedures for mold removal.
Improper remediation procedures actually produce toxin containing
construction dusts; and the improper use of chemical cleaners and
disinfectants result in harmful residues.
Chemical residues and toxin containing dusts as a result of poor
remediation procedures often persist for years, causing or exacerbating
respiratory problems, particularly in children. Poor mold
remediation work can actually be the cause of asthma.
1 Vesper SJ, McKinstry C, Yang C, et al. Specific molds associated with asthma. J Occup
Environ Med. 2006;48:852–858.
2 Kercsmar CM, Dearborn DG, Schluchter MD, et al. Reduction in asthma morbidity in
children as a result of home remediation aimed at moisture sources. Environ Health
Perspect. 1006;114:1574 –1580
5
Susceptibility to Asthma Controlled
by Modifying the Environment
Stephen Vesper
U.S. EPA/Office of Research and Development (ORD)/National Exposure Research Laboratory (NERL)
BACKGROUND:
Asthma afflicts about 6 million children in the U.S. resulting in medical cost of about $5 billion per year. Previously, we established that there were 26 molds that were statistically associated with water-damaged homes which we called Group 1 Molds (Vesper et al. 2004) and others which were common to all homes, i.e. the 10 Group 2 Molds.
Analysis of these 36 molds makes up the ERMI© or EPA relative moldiness index©. We sought to determine if removing the water damage and molds reduced the asthmatic child’s need for medical interventions.
METHODS:
1. Using EPA patented mold specific quantitative PCR (MSQPCR), mold concentrations were measured in dust samples obtained from water-damaged homes of asthmatics
children in Cleveland, Ohio and results compared to a set of control homes. From this data and the resulting ERMI© values, an odds ratio for expressing asthma symptoms
was established.
2. The water-damaged homes of half of the asthmatic children were remediated, i.e. water problem fixed and damaged materials and mold removed. The health outcomes
were assessed.
Table 1. Comparison of mold populations in cell equivalents
per g dust from asthma and control homes. (GM ratio = GM
of asthmatic home/ GM of control home)
Table 2. Odds ratios for predicting illness based on
relative moldiness index© (ERMI©).
Geometric Means (GM)
Control
Homes
(n=22)
GM ratio
Wilcoxon
Statistic
P Value
Aspergillus fumigatus
493.98
733.76
0.673
-0.823
0.411
Aspergillus ochraceus
1895.46
2117.95
0.895
-0.262
0.794
Aspergillus penicillioides 103285.40
72823.67
1.418
0.173
0.863
Aureobasidium pullulans 417991.00 727917.30
0.574
-2.329
0.020 *
0.763
-0.332
0.740
Aspergillus restrictus
227.79
Aspergillus sclerotiorum
474.12
298.52
429.75
1.103
0.238
0.812
Aspergillus unguis
3831.60
1881.66
Aspergillus versicolor
4261.87
1948.05
2.188
0.839
Chaetomium globosum
1135.01
1438.13
0.789
-0.417
0.677
Cladosporium sphaerospemum
4714.39
8172.98
0.577
-2.204
0.028 *
Eurotium amstelodami 149314.50 128746.90
2.036
1.160
1.002
0.392
0.316
0.402
0.695
Penicillium brevicompactum
3652.60
2353.54
1.552
0.483
0.629
Penicillium corylophilum
2317.31
1328.69
1.744
0.777
0.437
Penicillium Group 2
2604.09
654.49
3.979
1.764
0.078 *
Penicillium purpurogenum
478.79
474.68
1.009
-0.051
0.959
Penicillium spinulosum
710.90
3600.06
0.197
-2.508
0.012 *
Penicillium variabile
1050.69
1033.93
1.016
-0.101
0.920
Paecilomyces variotii
1718.81
1575.08
Scopulariopsis brevicaulis
1179.00
480.64
1.091
-0.090
0.929
2.453
2.112
Scopulariopsis chartarum
446.12
577.68
0.772
-0.452
0.651
Stachybotrys chartarum
648.07
334.71
1.936
1.690
0.091 *
0.035 *
Trichoderma viride
1602.96
284.82
5.628
2.601
0.009 **
Wallemia sebi
18954.01
8442.97
2.245
1.952
0.051 *
Alternaria alternata
16452.45
55594.45
0.296
-3.459
0.001 ***
Acremonium strictum
946.14
2177.42
0.435
-1.729
0.084 *
Aspergillus ustus
1039.10
1794.22
0.579
-1.229
0.219
Group 2
Cladosporium cladosporioides 1 177704.30 544160.00
0.327
-3.773
<0.001 ***
Cladosporium cladosporioides 2
16155.37
50671.42
0.319
-2.507
0.012 *
Cladosporium herbarum
33532.34
48206.32
0.696
-0.947
Epicoccum nigrum 407868.70 920578.10
0.344
0.443
-3.093
Mucor amphibiorum
12028.50
20292.92
0.593
-1.031
0.303
Penicillium chrysogenum
11362.78
11222.07
1.013
0.215
0.830
0.002 **
Rhizopus stolonifer
*** p 0.001; ** p 0.01; * p 0.1
571.72
724.86
0.789
-0.818
0.413
RMI
-9
-8
-7
-6
-5
-4
-3
-2
-1
0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
True
False
False
True
No. No.
Odds
Negative Positive Negative Positive correct wrong ratio
2
20
1
59
61
21
5.90
2
20
1
59
61
21
5.90
2
20
1
59
61
21
5.90
2
20
1
59
61
21
5.90
3
19
1
59
62
20
9.32
5
17
2
58
63
19
8.53
5
17
4
56
61
21
4.12
6
16
6
54
60
22
3.38
6
16
6
54
60
22
3.38
9
13
8
52
61
21
4.50
11
11
10
50
61
21
5.00
11
11
11
49
60
22
4.45
12
10
14
46
58
24
3.94
12
10
17
43
55
27
3.04
12
10
18
42
54
28
2.80
12
10
20
40
52
30
2.40
14
8
25
35
49
33
2.45
15
7
27
33
48
34
2.62
16
6
35
25
41
41
1.90
17
5
38
22
39
43
1.97
18
4
41
19
37
45
2.09
19
3
45
15
34
48
2.11
19
3
46
14
33
49
1.93
19
3
48
12
31
51
1.58
20
2
49
11
31
51
2.24
20
2
52
8
28
54
1.54
20
2
54
6
26
56
1.11
21
1
54
6
27
55
2.33
21
1
56
4
25
57
1.50
21
1
58
2
23
59
0.72
21
1
58
2
23
59
0.72
Predictive value of the relative moldiness index (ERMI©)
Table 2 shows the odds ratios for each of the ERMI© values. For
example, a RMI of 1 has an odds ratio of 5.0. In this context, the
odds ratio would quantify the relative proportion (relative risk)
for the population of study homes of developing asthma.
Therefore 61 of 82 homes would be correctly assessed, i.e. 50
true positives and 11 true negatives
Benefit: 10-Fold Reduction
in Medical Intervention
Medical Interventions for Asthma
Asthma
Homes
(n=60)
Group 1
12
10
8
6
4
2
0
1
Non-Remediated
2
Remediated
Clinically, moderately severe asthmatic children had a significant decrease in symptom score (p <
0.006) and symptom days (p < 0.003) following remediation of their water- damaged homes.
Molds associated with asthma
RESULTS:
•
•
•
Some of the Group 1 molds were associated with asthma in these water-damaged homes but none of the Group 2 molds.
Determination of the ERMI© values produces a useful predictive model of asthma exacerbation.
Removing the water damage and mold, produced a a ten-fold reduction in the need for medical intervention.
SIGNIFICANCE:
Determination of the ERMI© value in a water damaged home can be used in a cost benefit analysis and removal of water damage and molds can be used to
reduce asthma costs in the US.
ACKNOWLEDGEMENTS
Primary funding for this research was provided by US Department of Housing and Urban Development, Office of Healthy Homes and Lead Hazard Control grant
OHLHH0065-99. This research was partially supported by the Swetland Center for Environmental Health at CWRU and the National Institutes of Health General Clinical
Research Center grant MO1RR00080. This research was also supported by US EPA Cooperative Agreement CR827942-01-0 and funds from the US EPA’s National Center
for Environmental Assessment’s “Children at Risk” Program and “Asthma Initiative”.
Although this work was reviewed
by EPA and approved for
publication, it may not necessarily reflect
official Agency policy.
But generally the causes of the water damage that gives rise to mold
and resulting illness are construction defects involving the air
conditioning system, window or door installation, or drainage. Or
they are problems that arise from plumbing leaks or roof leaks that are
hidden or left unattended.
Environmentally Friendly Mold Remediation Techniques That Significantly
Reduce Childhood Asthma is a hard core book dealing with mold problems
for people that are serious about restoring indoor environments to
healthy, safe places to live and work, and to prevent the occurrence
and symptoms of asthma and other mold related illnesses.
In this book we explain how to identify mold related problems and
how to best fix them. Such fixes do NOT have to be expensive.
Many times all it takes to restore a building to health is fix a minor
water leak and upgrade the AC filter!
We will also explain how indoor mold growth can affect children in
ways not at all related to asthma since some types of mold toxins affect
the brain. Mold exposure can cause headaches, lack of concentration
and even behavioral problems such as attention deficit-like disorders,
or even addictive or impulsive behavior in children (adults too).
Some kids are exposed to mold problems and get asthma. Many do
not. Similarly with the neurological affects of mold, some kids are
sensitive to such toxins and get ill. Many do not. Many sick kids with
mold induced neurological disorders get better when the exposure
problems are mitigated. But some never get better without proper
medical treatment for such exposure. For more information on
medical treatment for neurological problems due to mold exposure we
recommend the book Mold Warriors by Dr. Ritchie Shoemaker or our
sister book When Traditional Medicine Fails: Your Guide to Mold
Toxins by Gary Rosen, Ph.D. and James Schaller, M.D. Both books
are available on Amazon.com.
EPA and OSHA Mold Removal Guidelines
EPA and OSHA guidelines (see references in Appendix B) for home
owners, schools, and businesses provide easy to follow procedures for
7
handling simple to even moderate sized mold problems using
household cleaners and minimal equipment. These techniques are
developed to be environmentally friendly (Green cleaning techniques).
And they work.
Most mold remediation contractors deny that such common sense
and environmentally friendly techniques work. They are usually
trained to rely on harsh chemicals and to use expensive techniques
developed many years ago to remove asbestos. Though such
techniques may look impressive with massive containments and
people wearing moon suits, such techniques do not work as well as
newer EPA approved techniques developed specifically to remove
mold. And such asbestos removal techniques can be up to 3-4 times
as costly while less effective than the newer (and environmentally
friendly) mold removal techniques.
The mold remediation industry has not only driven up costs but also
put consumers at risk. They are also putting themselves out of
business as new laws to protect consumers (such as Florida's new
mold law) come into effect that replace inadequately trained, nonlicensed and non-insured mold workers with state licensed
contractors.
Not surprisingly, more and more businesses as well as schools and
even home owners are looking to do mold remediation work
themselves.
This book can help. It has been written to provide builders, facility
managers and homeowners with the knowledge to get the job done –
and done right – while putting the utmost emphasis on protecting the
health of workers and occupants.
We explain, step by step, the different options available for properly
handling common mold problems with in-house staff using only
environmentally friendly household cleaners.
8
And when a mold problem may be too complex to be done with inhouse staff, we explain what to look for in professional services.
Emphasis is on environmentally safe procedures that fully restore
homes, schools, or offices to “like new” condition…. both mold free
and chemical free. As a result, occupants, especially children, will
experience a significant reduction in mold related problems including
asthma and asthma like symptoms.
Simply Killing Mold Does NOT Solve the Problem
Remediation contractors often focus on killing mold rather than
cleaning. Cleaning means removing. Chemicals that kill mold often
leave potentially harmful residues. Such residues can actually make
occupants sicker than they were before the remediation.
Mold that has been killed has the same toxicity and allergenicity as
does live mold. The toxins and allergens are NOT killed or
deactivated when the mold is killed.
According to the EPA, killing mold is not enough. The mold must be
removed in order to return the residence, school, or office to a healthful
environment. Not removing mold is a poor remediation technique.
Please see Appendix E for a detailed presentation on non-toxic
cleaning developed for us by Jim White, a noted authority in housing
for the chemically sensitive.
How Do Health Problems Arise from Indoor Mold?
Most people are not affected by even relatively high indoor levels of
mold growth, while mold-sensitive people, especially young children
and the aged, can be irritated or even made ill by even a very small
amount of such growth.
Health problems, when they do occur, can arise from touching mold,
such as by sitting in a mold contaminated chair, or swallowing mold via
nasal mucous or saliva as a result of being in mold contaminated air.
Most commonly, mold-related health problems, however, are due to
9
Top picture: Hidden mold inside AC supply plenum that was not possible to remediate
without removing the air handler.
Bottom picture: Once the air handler was removed, the supply plenum could be vacuumed
and painted with mold inhibiting encapsulant to return the material to “better than new”. The
unit was then fitted with a Merv 11 air filter. Occupants started seeing health results almost
immediately.
Air sampling will only rarely catch this problem. A thorough visual inspection is required.
10
Top picture: Once the air handler was removed, we could properly inspect the interior of the
AC return air plenum. The yellow box shows that the inside corner of this plenum was not
sealed. AC is then sucking non-conditioned air from the nearby wall cavities into the home.
Wall cavities are usually connected to the attics. Every afternoon in the summer when the
attic became hot and pressurized, smelly attic air was pulled into the house resulting in nasty
attic smells and irritation to the 2 asthmatic children.
Bottom picture: Once this leak was sealed, children started seeing health results almost
immediately.
Air sampling will only rarely catch this problem. A thorough visual inspection is required.
11
inhalation of airborne mold, mold spores and fragments, and the
toxins, irritants and allergens they may contain. And these problems
often are caused by an improperly installed or improperly maintained
HVAC (Heating, Ventilation, Air Conditioning) system.
In 80-90% of the homes, schools, or offices where people are ill or
irritated by mold, we find problems in the HVAC systems.
Problems Caused by Poor Remediation Techniques
When HazMat (moon suits) outfits are used by mold remediators, it
often means that they are using old fashioned dust producing techniques
for the remediation work and they need to wear those suits to protect
themselves so they don’t get sick while creating huge amounts of mold
contaminated toxic construction dust. Such dusts are rarely properly
cleaned up and often contaminate the remediation area, as well as
adjacent areas and the HVAC and duct system, potentially causing
health problems for children and other sensitive people.
Health problems can also be the result of chemicals (biocides) that air
duct cleaners and AC contractors almost always spray into air ducts.
In almost all air duct systems in use in homes, schools, and offices, at
least some fiberglass ducting is used.
According to the EPA (http://www.epa.gov/iaq/pubs/airduct.html):
No chemical cleaning products are currently registered by the
EPA for use on fiberglass ductboard or fiberglass lined ducts so it
is important to determine if
In this book we explain the sections of your system contain
latest
mold
remediation these linings before allowing the
techniques that are suitable for application of any chemical
children as well as other treatment. Note that to almost
sensitive occupants. And all air duct cleaning firms,
because these techniques don’t spraying chemicals into an AC
create contaminating dusts duct is what they call “cleaning.”
during the remediation work,
Your AC contractor or air duct
they can actually reduce the cost
cleaner may be well intentioned
of remediation by over 50%!
when they are spraying these
12
chemicals in your ducts; nevertheless they are illegal (per EPA) and
can make children and chemically sensitive occupants sick.
The Absence of Mold Standards
There are no standards or laws about how much mold or what kind
of indoor mold growth is acceptable. This document considers all
indoor mold potentially harmful when found at elevated levels.
It is important to understand that contamination is caused not only
by mold but also by mold spores, the tiny mold seeds easily released
to the air, as well as mold fragments that are often created by poor
quality remediation work.
Mold contamination of the indoor environment has been linked to
discomfort and health problems including allergic reactions, asthma
symptoms, and irritant effects; and also to neurological conditions 3, 4
including headaches, lack of concentration, and a variety of other
non-specific health and behavioral problems particularly in children.
Unless mold contamination is severe, discomfort and health problems
will generally affect only a portion of the population that are much
more "mold sensitive" than others.
All mold remediation work should be focused on making sure
discomfort and health problems for all individuals including those
sensitive to mold are eliminated.
Proper mold remediation means that the mold and mold spores along
with potentially toxin containing mold fragments and dusts be
removed. Again, killing the mold is not enough as the dead mold
3 Mold Warriors by Ritchie C. Shoemaker, M.D., published by Gateway Press (2005)
ISBN: 0966553535
4 Guidance for Clinicians on the Recognition and Management of Health Effects Related
to Mold Exposure and Moisture Indoors (September 30, 2004), published by the Center
for Indoor Environments and Health at University of Connecticut Health Center with
support from a grant by the U.S. EPA. Study available at no charge at:
http://oehc.uchc.edu/clinser/indoor.htm
13
residues are just as much of a health concern to sensitive individuals as
live mold.
In many cases it is necessary for the remediation process to include
protective measures to prevent or minimize potentially harmful
exposures to workers and occupants. Fortunately, new techniques
have been recently developed for mold remediation that not only
dramatically reduce costs and protect workers and occupants ... but
also minimize irritation to sensitive people.
Remediation of mold refers not only to the process of removing the
mold growth, fragments and spores; remediation must also include
the elimination of the cause of the elevated indoor mold.
Mold growth is a result of water damage. Mold will start to grow
within 48 hours of a water leak if the leak is not fixed and the water
properly dried up.
Water damage is often a result of construction defects involving:
•
•
•
•
the AC system especially those located in attics, basements,
garages or crawl spaces
faulty window or door installation,
leaks in the exterior especially around decorative bands, electrical
fixtures and pipes penetrating the exterior skin, or
poor drainage.
Or can come from hidden or unattended water leaks:
•
•
•
•
plumbing leaks, especially on the 2nd floor or above
roof leaks,
leaking AC pans or drain lines or dripping AC coolant lines due
to decomposing insulation,
leaks around windows and doors due to wood rot, stucco or
caulking cracks.
The cause of the mold contamination may be mold growth from a
14
water leak or it may be from a hard to detect unplanned air flow from
"outside" spaces such as attics, crawl spaces, basements or wall cavities.
These unplanned air flows may be leaks in the AC ducts; holes in
walls or ceiling (often in and around AC closets); or even from
recessed lights leaking moldy attic air into the house or office.
Even small amounts of nasty air from such hidden locations can
cause irritation to the sensitive including asthma, wheezing and
rhinitis.
Mold Remediation Does NOT Have To Be Expensive
Oftentimes all that is needed for a building and its occupants to
return to health is stopping a water leak coupled with upgrading an
AC filter. Once the water leak is stopped, visible mold can often be
removed simply and efficiently using household cleaners. We
recommend soap and water or any household disinfectant that
removes mold such as bleach based products (Tilex® ) following EPA
and OSHA guidelines as listed in Appendix B.
However removing hidden mold that requires opening wall cavities or
ceilings will require care to avoid contaminating the environment
since the physical disruption of these cavities can release billions of
potentially toxin-containing mold spores and fragments into the
environment. The removal of any significant amounts of hidden mold
should be done by a professional.
The objectives of any remediation project are:
•
•
•
•
Correct the underlying moisture problem that can include correcting
air leaks into AC or ventilation systems that bring humid, nonconditioned, air into contact with cool condensing surfaces.
Control the dispersal of contaminants during remediation.
Effectively and safely remove or clean contaminated material,
including the mold & mold fragment contaminants in settled
dust as well as any contamination inside air conveyance systems.
Cleaning must be done to the extent that there are no longer
health or discomfort problems.
15
•
•
•
•
Care must be taken in the choice of cleaners, sealants and
disinfectants with respect to any chemically sensitive occupants
that have been identified prior to the work commencement.
Chemically sensitive occupants that are relocated before work
commencement may have to stay relocated for an extended period
of time during the drying and curing of paint and sealants after
the remediation and rebuild are complete.
Repair property damage and prevent future loss to building
materials and contents. The use of low emissions, low odor (lowVOC) paint is recommended to allow occupants to expeditiously
return to their offices after the reconstruction is complete.
Seal ceilings, recessed lights, ceiling panels, walls and floors to prevent
unplanned air flows from these non-conditioned spaces that often
bring microbial contamination and odors into indoor spaces.
While it is best to address the moisture problem first, this may not
always be possible. In cases where solving the moisture problem must
be delayed, it will still be prudent to remove the mold. However, the
moisture problem must be addressed as soon as possible; otherwise,
mold growth will always return.
Questions to help determine the scope of work
Always ensure that remediation of contamination is planned and
carried out carefully. When facing a suspected mold problem,
consider the following:
•
•
•
•
•
What was the source of the water: CLEAN, GRAY (contaminated
with potential to cause illness), or BLACK (contains disease
causing agents and is grossly contaminated)?
Are there immediate or likely health concerns?
What is the extent of the problem?
Are there remediation procedures that can reduce the cost of
remediation but are safe to use?
Is the restoration work to be done with industry accepted
techniques that also minimize irritation to sensitive people?
16
•
•
•
•
•
•
•
•
•
•
•
Are building materials structurally or functionally compromised?
Do building materials contain asbestos or lead paint? If that is
possible due to the age of the building, a professional assessment
for asbestos or lead paint should be carried out prior to any mold
remediation work.
Are both the air handler and the duct work to be included in the
remediation scope?
What types of cleaning chemicals and/or disinfectants are planned
to be used in the air conveyance equipment and duct work? The
EPA advises against the use of chemicals for cleaning AC ducts.
(See EPA reference on Duct Cleaning in Appendix B.)
How can the moisture problem be remediated to prevent future
mold problems?
What are the goals of the remediation ... return to pre-loss
condition or bring the work area and possibly surrounding areas
to like-new condition?
Is the goal to remove the mold ... or simply to kill the mold?
Mold contamination includes not only mold, but mold spores,
mold micro-fragments, mold-related irritants and settled dust that
has absorbed mold-related irritants. Will the remediation
procedure remove ALL mold contaminants?
What about non-mold allergens that always accompany water
damage such as insects, bacteria, and mites? Will they be
eliminated as part of the restoration process?
Do the remediation options limit the use of chemical disinfectants
and/or cleaners that may leave hazardous residues or irritating
odors?
Will the restoration work provide a complete solution to all
hidden mold or be focused only on visible mold?
Manufacturers have specifications as to how cleaning chemicals
and disinfectants should be used, including:
• What surfaces they can be applied to (hard surfaces such as metal
17
•
•
•
or wood or soft materials such as carpet, fabrics or fiberglass or
plastic AC ducting.)
They also have specifications as to how these chemicals should be
applied, for example sprayed, sponged on, and sometimes fogged.
And they have specifications as to what applications they are
suitable for (household use, commercial use, outdoor use, inside
air conveyance equipment and ducting, etc.)
As well as specs as to the concentration that should be used.
The question should be asked if any of the cleaners or disinfectants are
planned to be used "off label". Off label use may or may not be a
problem however you should know if and when off label use is
planned.
There should be no off label use unless approved in writing, in
advance of any work.
Sometimes cleaning is an iterative process taking several days or
weeks. Unless proper cleaners and cleaning techniques are used, the
cleaning agents, or disinfectants themselves may result in health
problems and/or discomfort for some.
Since important details may vary from one situation to another, each
mold problem can be unique. The one thing that is common to most
problems involving sick or sensitive people is the HVAC system.
As mentioned, it is our experience that 80-90% of the people ill from
mold have problems associated with HVAC systems... either due to
improper sealing around these units and/or due to microbial
contamination within the units or associated ducting. These problems
often are not able to be identified unless the air handler is first
physically removed which is typically done only when complete
cleaning is performed.
A building with hidden mold contamination in the HVAC system
often has other more visible mold problems. The HVAC problems are
often overlooked or ignored. But for children and other sensitive
persons the air handler must always be carefully investigated as
18
potentially contributing to the contamination problem.
If the mold problem is in the HVAC system, an HVAC professional
must be called to remediate. Such problems are not on the radar
screens of most mold assessors or mold remediators because they don’t
make money when the mold problem is in the HVAC or ducts.
When there is no money to be made, there may be limited to no focus
on important problem areas such as the contamination of AC or
ducting; or advising you that stopping a plumbing leak, followed by
a little cleaning and opening some windows to “air the place out” will
return the building and occupants to health.
For these reasons, there is a trend to train in-house staff to perform
most mold remediation work and to use outside help only when the
jobs are complex or need specialized equipment.
This book and the free on-line course available at www.Mold-Free.org
that accompanies it can help.
EPA & OSHA Guidelines Are Good But Not Perfect
EPA and OSHA mold remediation and air duct cleaning guidelines
(listed in Appendix B) are the de facto standards of care.
These guidelines, on which this book is based, focus on safety for
workers (remediators) as well as occupants. And they focus on
cookbook style, easy to follow, practical and quite cost effective
procedures for doing the actual remediation.
Because these guidelines are consumer oriented they can have a
tendency to be overly simplistic at times.
EPA and OSHA guidelines generally call for the removal of the
underlying mold contaminated material. This is not always necessary
or feasible, such as when wood structural members are involved; or
not optimal as when wood baseboard is mold contaminated but could
easily be cleaned of mold and then reused.
19
The EPA & OSHA recommendations call for complex containments
with air locks and 2-layers of poly for major contaminations.
However, if areas are already heavily contaminated with mold, it can
often make sense to do the mold remediation without any complex
containments so long as the workers and adjacent areas are protected.
And then after the work ... thoroughly clean.
So the EPA & OSHA guidelines are just that ... guidelines. Not hard
and fast rules. They tend to be fairly general as guidelines are typically
meant to be, and allow quite a bit of flexibility depending on the
experience level of the practitioner.
While remaining consistent with EPA & OSHA guidelines, our book
introduces newly developed technologies for mold remediation that
reduce the cost of remediation by over 50% yet are optimal for
situations involving children and other sensitive individuals.
The IICRC S520 Mold Remediation Standard
The Institute of Inspection, Cleaning and Restoration Certification
(IICRC), which is an organization representing the interests of the
mold remediation industry, has developed the S520 Mold
Remediation Standard, as an alternative to EPA and OSHA guidelines.
The foreword of IICRC S520 states: “S520 represents a philosophical
shift away from [the EPA & OSHA recommendations of ] setting
numerical mold contamination action levels. Instead, it establishes
mold contamination definitions, conditions (1, 2, 3) and general
guidance, which, when properly applied, can assist remediators and
others in determining criteria that trigger remediation activities or
confirm remediation success.”
Now the EPA & OSHA guidelines say, more or less, if you have a
little mold just remove it. If you have a great deal of mold, here are
some ways to carefully remove it that protect workers and occupants.
20
These EPA & OSHA guidelines quantify mold by visual identification.
Then depending on the amount of mold (small, medium or large)
one follows appropriate mold remediation procedures to safely handle
the size of the job at hand. No doubt to do a proper visual identification
you often must peak behind baseboards, under carpet edges or even
open a wall or two. This is something that a mold remediation
contractor, facility manager or even many home owners can do.
The authors of S520 would disagree. Their focus is on sampling and
not visual identification to determine the extent and location of mold.
And according to the S520 authors, sampling can only be done by
independent mold consultants and not mold remediation contractors.
This requirement can significantly drive up costs. Money spent (often
times unnecessarily) on testing may have been better spent removing
the mold.
Additionally, S520 recommends certain remediation procedures that
are neither safe for workers, occupants or the environment. For
example, S520 recommends sanding mold contaminated wood to
remove mold. However, sanding produces hard to eliminate, mold
contaminated construction dusts and can release dangerous chemicals
such as arsenic, often found in chemically treated (pressure treated) wood.
In our opinion S520 is NOT suitable guidance for Green mold
remediation techniques.
Our experience fully supports the EPA and OSHA positions:
•
•
Most mold problems can be handled properly and quite cost
effectively without sampling or consultants.
Safe and environmentally friendly household cleaners should be
used for mold removal. No sanding, blasting, or biocide chemicals
that may leave harmful residues should be used.
21
Book Organization
This document is organized into broad Sections and Appendices. The
information is applicable to all but the most minute mold problems.
•
•
•
•
•
•
•
•
•
•
Section 2 provides recent information on mold and health.
Section 3 discusses how to avoid liability.
Section 4 explains why many remediations fail. Failed remediations
may often be considered cover-ups and result in additional liability.
Section 5 discusses communication.
Section 6 describes how to evaluate and use investigative findings.
Section 7 describes how to determine the scope of the problem
and select the appropriate remediation methods.
Section 8 explains controls that can help limit worker and
occupant exposure.
Section 9 explains remediation practice considerations, such as
seeking outside help, personal protection, proper cleaning and
removal methods, and the use of disinfectants.
Section 10 discusses evaluating a remediation project’s effectiveness,
which should be considered when planning the remediation project.
Appendices provide:
o Example remediation procedures;
o References to additional information;
o Glossary of terms that explains the critical terminology used
in this guide; and
o Several forms that may be useful in aiding internal communication.
o
Information on dealing with water problems in basements.
o
And we include a presentation on "less-toxic" cleaning by Jim
White who is a well known expert in the field.
22
There are some excellent mold contractors out there, but be aware
that typical training for mold remediation contractors is only 3 days
in order to be called a Board Certified Professional. Their knowledge
of building codes and practices is often limited or non-existent and
actual knowledge of mold remediation may be rudimentary.
Their professional organizations do not require them to carry
insurance for the mold work that they do. Nor are they required to
provide a warranty for their work.
Do not think that by considering doing mold remediation work inhouse you are cutting corners on quality of work. Not if you read this
book and follow our advice.
23
The following photo-micrographic pictures are of common indoor
mold. You can see how they vary a great deal in their physical
appearance. What they all have in common is that they all can
effect the health and well being of children and other sensitive
occupants.
24
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:
2. Beyond Asthma: What Can be Learned from U.S. Army
Biowarfare Research
While the focus of U.S. Army research on mold toxins1 is in regard to
Biowarfare, many of their research findings are directly applicable to
those concerned about Sick Buildings.
Introduction to Mold Toxins
The focus of much recent government research particularly that
funded by the US Department of Housing and Urban Development
(HUD) is on understanding the link between mold toxins and mold
allergens to childhood asthma and related respiratory problems.
Sometimes people are surprised to learn that molds can also produce
neurotoxic substances including toxins that can effect the brain ... that
often result in headaches and loss of concentration in children and
other sensitive people. Such toxins can even be the cause of behavioral
problems such as addictive behavior, Attention Deficient type of
disorders, and many more. Toxins that affect the brain are called
neurotoxins.
Nature includes many examples of neurotoxin production that may
be more familiar to people than neurotoxins produced by mold, for
example “magic” mushrooms.
Mushrooms, a close relative to mold (both are Fungi), produce a wellknown neurotoxin: LSD or “acid.” Small amounts of LSD will take
you on a “trip;” too much (such as eating a complete mushroom) will
send you on a trip from which you never return.
It should not be surprising then that mold, closely related to
mushrooms, also can produce certain toxins that can affect the brain.
Trichothecenes are the mold toxins of primary concern to us since
they are often found in water-damaged homes, schools, and offices
(Sick Buildings). They are known to be neurotoxic in nature and are
produced by Stachybotrys (The “Black Mold”), Fusaria, Tricoderma –
some 60 molds in total.
33
Stachybotrys Trichothecene in Yellow Rain
The Army had suspected the use of trichothecene as a biological
warfare agent in the “yellow rain” attacks in Southeast Asia during the
Vietnam war. This resulted in a great deal of Army funded research
on trichothecenes and their affect on humans. The research is now
declassified and available from the Surgeon General’s office1. The
Army research is important because it discusses studies of mycotoxin
(toxins from mold) exposures performed not only on laboratory
animals, but on humans as well!
The Army’s research helps dispel some common myths. The first
myth is that mold poisoning is a “fad” or scare tactic used by the mold
industry to generate business. The second myth is that mycotoxins
affect only the respiratory system and that there is no evidence that
mycotoxins affect other parts of the body, such as the human brain.
Human Guinea Pigs
In the late 1970s and early 1980s, Army research reported that mold
trichothecenes were actually tested on humans! Due to the
debilitating effects of trichothecenes on rapidly proliferating cells,
researchers thought the toxins might stall tumor growth. As a result,
a test group of cancer patients was given intravenous doses of
trichothecenes. According to army researchers, the patients
experienced the common symptoms of neurotoxin poisoning: nausea,
burning skin, confusion, lack of muscle coordination, slurred speech,
and low blood pressure. Testing of trichothecenes as anticancer drugs
was abandoned due the life-threatening symptoms and insignificant
anti-tumor activity.
Much recent work regarding the production of neurotoxic chemicals
by molds has been summarized at the recent conference by the
international Fungal Research Group2.
34
Exposure through Eating, Breathing, or Touching Mold Toxins
Mycotoxins can enter systemic circulation from dermal, oral, and
respiratory exposure. An important question for Army research was
how the routes of exposure determine toxicity levels. Routes of
exposure in Sick Buildings are similar to exposure routes from
Biowarfare and can include:
•
•
•
Swallowing via nasal mucous or saliva as a result of being in mold
contaminated air;
Absorption through the skin (in a Sick Building perhaps by sitting
in a chair covered with mycotoxins); or
Breathing toxin-contaminated air.
It was found that any of these routes of mycotoxin exposure can cause
severe effects such as vomiting, nausea, diarrhea, dizziness, and central
nervous system toxicity, which can lead to memory loss, lassitude,
sexual dysfunction, vision impairment, and low blood pressure.
Cleaning the Body of Mold Toxins
The human body of a healthy individual will begin detoxifying itself
soon after mycotoxin exposure unless the exposure is so high as to
result in immediate death. Mycotoxins are metabolized by the kidney
and liver and then excreted in urine and feces.
Army recommended treatments are as follows:
o
o
Wash contaminated skin within 4 to 6 hours of exposure. This
can remove up to 98% of the toxin residing on the skin.
Take activated charcoal pills, which are stocked in military
hospitals worldwide. Activated charcoal binds to the toxins in bile
and helps flush them out of the body.
Healthy people when exposed to mold toxins effectively remove the
toxins very quickly. Hence they stay healthy.
We now know that mold and chemically sensitive people are those
that do not efficiently remove such toxins from their systems. These
35
persons often need help from toxin binding medicine to clean the
toxins from their systems.
A significant amount of recent work on the subject of mold toxin
binding is being done in Europe. The work, published in major peerreviewed U.S. (English language) scientific journals, confirms the
efficacy of activated charcoal and also establishes the toxin binding
resin Cholestyramine as perhaps the preferred toxin binding agent to
keep mycotoxin exposed farm animals healthy.3,4,5,6,7
Toxin binders such as Cholestyramine are now being prescribed by
physicians (not just veterinarians) involved in treating mold-related
illnesses. Plus, some mold remediators routinely take toxin binders to
prevent health problems from mold toxin exposure.
A thorough discussion of mold toxin binders and human health can
be found in our other book: When Traditional Medicine Fails: Your
Guide to Mold Toxins.
A Small World
Mold spores are extremely small – more than 200 times smaller than
a human hair. Because toxin containing mold spores cannot be seen,
some people have a hard time taking mycotoxin contamination
seriously. However, “invisible” particles such as bacteria, viruses, and
allergens make people sick all the time. Furthermore, mold spores are
just one type of particulate associated with adverse human health
effects from mold. Scientists from the University of Cincinnati’s
Department of Health8 have shown a very high release level of nonspore fungal fragments from mold-contaminated materials. These
scientists inoculated agar plates with the mold Aspergillus versicolor
and incubated them for varying time periods to produce mold
cultures of different ages.
The study revealed that fungal micro-fragments were released in
much higher concentrations than spores in all the cultures no matter
what age. Fragment release was triggered by air flow over the mold.
Furthermore, prior research by the U. of Cincinnati scientists showed
36
that these small mold fragments are more immunochemically active
than the larger mold spores. In other words, these ubiquitous
fragments can make people sick – even more so than spores! These
findings are important for four key reasons:
o
o
o
o
Fungal fragments are laden with mycotoxins.
Mold contaminations are much more likely to release fragments
than spores.
Air flow over the mold (such as the air flow found inside HVAC
systems) facilitate the release of the toxin containing fragments.
However, only spores are being counted in indoor air quality tests.
Mold fragments are invisible to air sampling for mold which
counts ONLY the much larger, whole mold spores.
Other research shows that mycotoxins can also be associated with
micro-fine dust particles.
Therefore, air sampling because it tests only for mold spores can
dramatically underestimate the mycotoxin as well as allergen load
in contaminated buildings.
Mycotoxin Clearance Criteria
The limitations of current testing techniques for mold-contaminated
buildings and the incorrect interpretations placed on the results of
these methodologies are major issues of concern. As a sole clearance
criterion, laboratory testing for mold spores is of limited value.
More emphasis should be placed on visual cues showing that air and
content cleaning have been properly performed and the AC system &
ducts are not visibly contaminated. Thorough cleaning of settled dusts
on floors, furniture, and other contents can be “tested” using white/black
glove tests that effectively measure the absence of settled dust.
And water-damaged environments always can contain many
contaminants other than mold-related particulates. These include
37
mites, toxin- and/or odor-producing bacteria, viruses, and insects.
None of these are tested by standard mold clearance procedures that
are based on air sampling for mold spores. However, proper cleaning
of the mold-related particulates will automatically rid the
environment of these other contaminants.
Army Research Says Mold Contaminated Contents May Be Cleaned
– Discarding is Not Necessary.
Mycotoxin-laden spores, fragments, and dusts are easily aerosolized
with the slightest breeze. Simply opening a door, walking through a
building, or turning on the A/C can jostle these particles loose. These
“mycotoxin carriers” will always spread out from the moldcontaminated area and land on furniture, fabrics, carpeting, and other
exposed surfaces throughout the entire building.
o
o
o
However, clothes with settled contaminants can effectively be
cleaned by laundering with hot water and detergent.
Carpets and furniture with settled contaminants can effectively be
cleaned by steam cleaning.
But carpets, clothes, or furniture with actual mold growth should
be discarded.
US Army Mold Investigation Decision Logic Notes: 9
1. Roughly approximate the total surface area of visible mold.
Categorization of the remediation levels are sometimes borderline,
so when trying to decide the category to apply, consider the extent
of visible growth, such as a heavy blanket of growth on the
surface, to barely visible. If heavy growth is apparent, consider
moving up to the next level of protection.
2. Do not skip this step. Address the source of water or moisture
problem or the mold will simply reappear.
3. Always protect the health and safety of the building occupants
and remediators.
4. Mold may be hiding on the backside of drywall, vinyl wallpaper,
or paneling, the top of ceiling tiles, the underside of carpets and
38
6
Check for return of
moisture and mold problem.
9
Select
PPE.
Remediate.
5
Hidden
mold found,
Reevaluate.
10
Select Containment
Equipment.
Plan remediation,
adapt guidelines to fit
situation; Consult
Appendices B, C, &
D.
3
Determine the size
of affected surface
area of visible mold.
1
YES
Observe Visible
Mold?
Identify source
of water or
moisture
problem.
8
Fix water or moisture
problem.
In-house Outside
Expertise Expertise
Select Remediation
Personnel or Team.
7
2
NO
Find
hidden
mold.
10
Do
not
find
hidden
mold.
Investigate
all possible
pathways
for hidden
mold.
4
Musty, moldy
odors present or
have occupant
complaints of
these odors.
MOLD INVESTIGATION DECISION LOGIC
Contact an
Experienced
Professional
Microbial
Investigator.
11
pads. Check walls behind furniture, pipe chases and utility
tunnels, porous thermal or acoustic liners inside ductwork, or
check the rafters (due to roof leaks or insufficient insulation)3.
5. Use your best judgment during investigations, if not disturbing
the mold you may need minimal to no PPE. Do not alarm
building occupants unnecessarily, but protect yourself as
necessary.
6. If the containment is working properly, the polyethylene sheeting
will billow inwards on all surfaces. If it flutters or billows outward,
containment has not been achieved, and you should find and
correct the problem before starting your remediation activities3.
Confirm negative pressure with smoke tubes.
7. Select remediation personnel who have the experience and
training needed to implement the remediation plan.
8. You must completely fix or eliminate the water or moisture
problem to solve the problem.
9. You should revisit the site(s) approximately two weeks after
remediation, and it should show no signs of water damage or
mold growth.
10. If you discover hidden mold, revise your plan by reassessing the
size of moldy area.
Conclusions
o
o
o
Mold toxin exposure can produce neurotoxic affects in some
sensitive people.
Materials with settled contaminants (without mold growth) can
be cleaned. Discarding is usually not necessary in order to keep
people healthy.
The air flow over mold contaminating the inside of air
conveyance devices will produce toxin containing microfragments that are not detectable by spore count procedures. This
equipment must be visually inspected to confirm its cleanliness.
40
Note that ducts must be cut open do a proper inspection and
often the air handler must be removed in order to completely
inspect and clean not only the air handler but also associated
return and supply air plenums and connection points.
References:
1
Wannemacher RW Jr, Wiener SL. Trichothecene Mycotoxins. In: Zajtchuk R, Bellamy
RF, eds. Textbook of military medicine: medical aspects of chemical and biologic
warfare. Washington, DC: Office of the Surgeon General at TMM Publications, Borden
Institute, Walter Reed Army Medical Center; 1997:655-77.
2
http://www.findarticles.com/p/articles/mi_m0907/is_8_58/ai_n6127270.
3
Food Addit Contam. 2005 Apr; 22(4):379-88
4
Arch Anim Nutr. 2004 Aug; 58(4):311-24
5
Food Chem Toxicol. 2003 Oct; 41(10):1283-90
6
Food Chem Toxicol. 2004 May; 42(5):817-24
7
Mycopathologia. 2001; 151(3):147-53
8
Cho S, Grinshpun S, Yermakov M, Reponen T. Release of Aspergillus Versicolor
Fragments and Spores From Contaminated Surfaces. In: Johanning E, ed. Bioaerosols,
Fungi, Bacteria, Mycotoxins and Human Health: Patho-physiology, Clinical Effects,
Exposure Assessment, Prevention and Control in Indoor Environments and Work.
Albany, New York: Fungal Research Group Foundation, Inc.; 2005: 270-75.
9
Industrial Hygiene Preventive Medicine Mold Assessment Guide (2002) published by the
US ARMY at http://chppm-www.apgea.army.mil/mold/TG278.pdf
41
3. Liability Issues
How does someone performing mold remediation protect himself
from liability without standards or consensus as to what levels of
indoor mold are acceptable in a remediated building?
1. Follow established protocols – such as those provided by the EPA
– for mold removal and for the protection of occupants and
workers. Keep down the cross contamination by using "Wet"
cleaning techniques and avoid "Dry" techniques such as scraping,
sanding or sweeping.
2. Make sure the occupants are out of the remediation area during
the removal of the problem materials.
3. Use common household cleaners and detergents rather than
exotic and not well understood chemicals that may leave annoying
smells or illness promoting residues. (Procedures must be further
modified if chemically sensitive occupants are involved.)
4. Document the investigation and remediation process and your
compliance to industry-standard guidelines. We have several
useful forms in Appendix C to help.
5. For situations with hidden mold and sick or allergic residents/
occupants, the scope of work must make it clear that mold remediation
is often times a multi-stage process and not a single event.
a. Many times a larger problem will mask one or more smaller
problems that cannot be identified until the larger mold
problem is eliminated.
b. Usually walls and ceilings must be opened in order to look for
hidden mold. Air sampling is rarely successful in determining
the extent of mold hidden in wall cavities, floors, or ceilings.
c. Sometimes mold remediation work done in cool months will
pass a clearance test, but by the next rainy season – when it is
humid – the problem will appear to return. Most likely, the
problem is not returning, but had not been fixed completely
in the first place. Now that the problem is identifiable, it can
43
be tracked down and properly and completely remediated. If
this potential situation is not explained in advance, people
may think the remediation work had just temporarily covered
up the problem!
6. Understand why most remediations fail. (See next section for
thorough discussion).
a. The scope of work must allocate sufficient resources to do the
job right, including proper protection against contaminating
non-affected areas. The remediation process has the potential
for releasing massive numbers of mold spores into the local
area during remediation.
b. Mold toxins may be associated with mold fragments along
with micro-fine dust particles, in addition to mold spores. The
usual lab testing for mold spores will never be able to show
that the remediated areas are problem-free of contaminated
dust and fragments.
c. Cleaning may cost more than the removal of the damaged
materials and rebuilding, even if proper containment practices
are followed. Moisture damage is always associated with the
growth of other contaminants in addition to mold that can
cause adverse reactions. Such contaminants can include insect
parts, dust mites and feces, as well as endotoxin producing
bacteria. All contamination ... from indoor growth and as a
result of remediation must be removed not only from the air,
but also from settled dust.
d. Mold spores and smells may be originating “outside” of the
home, office or school. Attics or un-finished dirt floor
basements are considered “outside”. See Appendix D for
further discussion on the importance of sealing un-finished
and finished basements. Without both sealing and reducing
or eliminating moisture problems in basements, you may
never be able to have acceptable air quality in the occupied
space above.
44
Similarly, attics all have some mold and/or bacterial growth.
And attics usually smell bad. Attic spaces are typically open to
the outside and receive a steady input of moisture from humid
air that enters the space during humid seasons. This moisture
is more than enough to allow mold and odor producing
bacteria to grow. In many homes, especially older homes, the
attic space is connected to the interior wall cavities so that
moist air enters the wall cavities and results in mold growth
and continuous odors inside wall cavities.
Small amounts of attic mold and odors will emanate from
electrical plates and small holes but these can usually be
handled by proper air filtration and ventilation. Modern
buildings have air tight recessed lights but many older
buildings have recessed lighting that have huge penetrations in
them allowing major amounts of attic mold and smells to
enter the home. Or there may be large holes in and around
the supply and return ducting going into an AC closet that
allow mold and moist air from the attic and wall cavities into
the AC duct system.
Problems may not be apparent unless the wind is gusty and
pushes mold and smells from the attic and wall cavities out
into the building interior.
Offices may also be missing electrical or cable or other wall
plates and/or have visible holes in the walls and allow mold
and smells to leak into the indoor space from non-air
conditioned wall cavities.
It is critical that all openings to the attic and wall cavities be
covered. We find that putting a Smoke Stick in the attic (or
basement) with a strong fan in a window, blowing out, is a
very good method for finding and documenting air leaks.
e. If you are remediating a mold problem after a flood, it is
important to know if a water restoration contractor was
called in earlier. You need to understand exactly what their
45
procedures were. How long was the area wet before it was
dried out? If longer than 48-72 hours, mold may have
started to grow.
Was the water source contaminated (sewage) water? Please
understand that contaminated water can come from many
sources. For instance clean water on an older carpet will
generally be considered contaminated water. If the water
source was Black Water, do not attempt to remediate the
subsequent mold growth but call in a professional with
experience handling black water clean up.
Did the work include drying wall cavities and behind
cabinets? If not, there will most likely be mold in those
locations.
f. Cabinet bottoms and sides are usually made from particle
board; and cabinet backs are typically no more than a form of
heavy paper. These materials are extremely porous and a great
food source for mold growth. (The notorious Stachybotrys –
black, toxic mold – just loves wet particle board.) If these
materials get wet and are not quickly dried, the bottoms and
backs of the cabinets need to be visually inspected either by
removal or by making large openings in cabinet bottoms and
backs to facilitate complete visual inspection.
g. Do not overlook or underestimate the potential for air leaks
and mold contamination inside the air conveyance system to
be the cause of health problems even if spore counts do not
"confirm" that there is elevated mold. Spore counting does
not detect mold micro-fragments that will be produced by
mold contaminated air conveyance devices.
46
Total Mold Counts Miami National Allergy Bureau
05/13/2004 - 11/09/2004
(Counts are total mold per cubic meter of air)
4. Failed Remediation
The Outdoor Air Comparison Myth
The graph above shows outdoor mold spore counts taken in Miami
during a six month period in 2004. The results show that total spore
counts vary widely from day to day throughout much of 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. This proves that
a simple comparison of indoor spore counts to outdoor levels in
Miami cannot generally be used to judge whether remediation has
been successful. Even more extreme variations in outdoor spore
counts can be seen if other locations in the U.S. or seasonal issues are
factored in.
Sarasota, Florida – which is on Florida's humid gulf coast – typically
has in the range of 20,000 spores per cubic meter of air in the
summer. On the other hand, outdoor counts in the Northern U.S. in
the winter – or Las Vegas almost any time – typically would be about
1000 times lower.
In addition to the outdoor counts, the composition of outdoor mold
spores can vary from day to day. Any simple comparison of the types
of mold spores found inside a building to those found outside
47
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.
Although homes or offices with high levels of settled dust and/or
airborne debris will almost always have elevated levels of mold spores
in the air samples, they do not necessarily have mold growth
problems. On the other hand, the debris may be covering up a
problem that would be obvious in a recently cleaned home or office.
These complications can lead to many questions:
1.
2.
3.
4.
How does one know if a residence is generally mold-growth free?
If a moisture problem has been fixed?
If remediation was successful?
If occupants can move back in without getting sick?
Key to answering these questions:
1. Indoor air total spore count (all types of molds = “total” count) in
an air conditioned/filtered remediated room should be typically
much less (5%-10%) than the outside counts in areas which
(according to AAAAI.org) have moderate to high spore counts. If
there are sick people in the office or home, then the goal of the
remediation is for indoor spore counts to be close to zero (except
near the doors). Very few mold remediators accept this criteria as
it requires a great deal of cleaning. All settled dust must be
removed from the premises and the air must be constantly
filtered. This degree of clean may not be possible in many
commercial buildings and will not be possible in school
environments. But it is not only reasonable in residences and
newer offices that have or had sick occupants due to mold toxins
but it may be the only way occupants can get better and the only
way to avoid legal problems in remediating the homes and offices
of sick people.
2. There should be a general absence of commonly considered
potentially hazardous molds, many of which also are indicator
48
species that there is or has been water damage:
• Chaetomium, Stachybotrys, Curvularia on paper and wood, and
•
Penicillium/Aspergillus-like, Chlamyospores and elevated
Cladosporium in AC systems.
Failed-Remediations are a result of inappropriate clearance criteria.
In order to be able to claim success in buildings with high background
levels of mold, the remediation industry (and the insurance
companies that pay for the work) has adopted the nonsensical
approach of basing the success of the remediation on the comparison
of indoor and outdoor total mold spore counts. They say, in a
"successful" remediation, the indoor total spore count is no more than
the outdoor count.
This typical method of basing the success of a mold remediation on
comparing indoor total spore counts to outdoor levels is clearly wrong
in today’s modern air conditioned buildings. In a modern home or
office building, the use of AC and/or air filters will almost always have
a much greater impact on the indoor spore count than will the
outdoor levels. A remediation is successful when the location is essentially
free from problem mold species within the indoor air, settled dust and the
air conveyance system; and the water damage that caused the mold problem has
been fixed.
We believe that as a result of a mold remediation, the location should
be a healthful place to live or work – basically, it should be “good as new.”
Even small amounts of indoor mold growth of problematic
species – even though well-below outdoor levels – may be
problematic for many inhabitants.
Again, the industry generally defines successful remediation as indoor
spore counts no more than outdoor spore counts. This big lie has
been accepted by the courts in many cases and makes it very easy to
operate a remediation business and make money. The only problem
is that when you use that criteria and the people inside are sick ... they
often will not get better.
49
The bottom line is that remediation work will be more extensive if
people are sick. If the people are sick, the entire contaminated home
or office along with adjacent areas may need to be cleaned of
contaminants and not just the remediation area.
If the person is sick from indoor mold or allergens:
1. Use high quality Merv 11 air filters for the AC.
2. The AC fan should be set to ON so that their indoor air is filtered
24/7.
3. A quality HEPA vacuum cleaner with allergen free bags should be
used by the occupants or cleaning service. A standard vacuum
takes the mold spores and fragments from the settled dust on the
floor and blows them into the air to be inhaled by the occupant.
4. Old carpet should be replaced with new or better yet replace all
carpet with wood or tile flooring.
5. A humidistat should be purchased and the indoor humidity kept
at 55% or lower so that neither mold nor dust mites will flourish.
6. The office should be cleaned regularly to make sure there is no
settled dust.
7. The AC and AC ducts should be visually checked by a licensed
professional to be sure they are "like-new" clean. In most cases
the air handler will have to be physically removed. This should be
done in conjunction with a thorough cleaning which includes
disassembling the unit; taking the parts outside; and acid washing
the components so they are like new clean.
Water events should be handled in 24 hours. They should be singled out
from other customer service problems and handled on a fast track basis. If
a water event is properly handled within 24 hours, before mold has a
chance to grow, you can skip the rest of this book! Mold remediation will
not be necessary.
50
5. Communication
When a mold problem is perceived as a potential health threat (particularly
to children), it is predictable that people may become distrustful, anxious,
and even openly hostile. This is especially true when occupants feel that
appropriate actions and safeguards are not being taken, information is
being withheld from them, or that their concerns are not being taken
seriously. To manage expectations and prevent unnecessary anxiety, it
is essential to effectively deliver complete and accurate information about
the nature of the problem and the proposed response.
When mold problems are small and will likely be corrected through routine
custodial practices, extensive communication efforts are often not necessary.
However, due to the widespread attention recently given to mold, key
stakeholders should be informed early whenever water leaks, mold growth,
or unusual complaints that could signal mold contamination are noticed.
When mold contamination is extensive, or health concerns have been
raised, or when remediation will disrupt normal operations, a formal
communications strategy should be developed and followed. In all
such cases it is critical to be open, honest, and direct.
The following are communication priorities:
1. Demonstrate that occupants’ health and safety are of utmost
concern and how potential risks will be minimized by using
Green Building compliant and established EPA or OSHA
recommended protocols;
2. Supply appropriate details of project goals, findings, and
activities; and
3. Provide a mechanism for open, ongoing two-way dialogue with affected
groups or individuals that includes a means for occupants to share their
observations and theories about problems and potential patterns.
Several forms to aid internal communication can be found in
Appendix C.
51
6. Evaluating Cause and Extent of the Mold Growth
Investigation
Cause of Mold Growth
Correcting a mold problem requires understanding the extent of the
problem and the underlying causes. In some cases, this is fairly simple,
such as when an obvious moisture source has affected only a limited
area resulting in easily observable (visible) mold. However, correcting
a problem can be difficult when the source(s) of moisture, the
interaction with building conditions, or the location(s) of the mold
growth are not readily apparent.
When the mold problem is relatively straightforward and can be
corrected through routine custodial practices, it should be remediated
as promptly as health and safety practices and procedures allow.
When a complex mold problem exists, assess the situation thoroughly
and objectively before beginning remediation. Resist the temptation
to address only the easiest, most obvious evidence of contamination
without looking for hidden growth or reservoirs of contamination. To
achieve a durable and effective solution, it is imperative to understand
the cause of the moisture problem(s). Knowing the source of the
excess moisture is vital to correcting and preventing recurrence of the
problem. Identifying the pathways the moisture may have taken can
help locate hidden mold growth.
The success of remediating a mold problem ultimately depends on
how well the underlying moisture and contamination problems are
understood. If a remediation plan relies heavily on reports of past
investigations, the accuracy and completeness of those efforts should
be objectively assessed. Review the findings of the reports and evaluate
how completely the important issues were assessed. But do not assume
that past findings necessarily reflect current conditions. Consider
whether the conclusions and recommendations are logical in light of
all available information, especially any recent findings.
When moisture problems or contamination are extensive, conduct an
informed and thorough inspection of not only the affected area, but
53
also related building areas and systems (including elements of the
building envelope and AC system). Make an inventory of all visibly
moldy surfaces and materials that are water damaged. Seek assistance
from a professional with experience in assessing buildings for mold
and moisture problems if further investigation is needed.
In many cases the exact source of the moisture cannot be pinpointed
until remediation starts and the wall or ceiling area is opened. Then
the pattern and location of the mold growth can quickly point to
the source of the problem.
Extent of Mold Growth
Because there is a large number of consultants in the mold mold
industry whose job is to test, they always recommend testing.
According to the EPA the use of testing (mold sampling) in an initial
investigation is rarely needed.
Remember that mold sampling has absolutely no relevance to
how the remediation work should be done.
The only valid way to determine how the remediation work is to be
done (type of protection needed) is, according to the EPA, to
physically measure the extent of the mold in square feet, and then
classify the mold growth into Minimal, Moderate and Major contaminations.
Once the contamination is categorized, an appropriate remediation
activity can be assigned to it. These remediation activities relate to
worker protection and how the environment is protected. The larger
the problem, the more care needs to be taken to protect the workers
and occupants and environment.
Generally such classification can be performed without sampling.
However there are times when sampling is required such as to find
hidden mold or for legal or medical reasons. Note that in Canada initial
mold sampling is NOT done. Resources are focused on mold removal
and sampling is done after the removal work to make sure that there has
been no cross contamination as a result of the remediation work.
54
7. Determining the Remediation Scope
After gaining a reasonable understanding about the physical extent of
mold contamination measured in square feet, and the source(s) of
excess moisture, determine the scope of remediation best suited to the
problem. This document recommends a graded approach based on
the criteria below and the particular characteristics of the problem.
Consider site- and situation-specific details regarding the
contamination severity and the nature of the underlying moisture
problem, including potential health and safety concerns related to
remediation activities and the availability of resources to correct the
problems.
Three categories – "Minimal," "Moderate," and "Major" – are
recommended by the EPA for characterizing the complexity of the
contamination problem and the potential for exposure of building
occupants and remediation workers. These industry-standard
categories are based on quantifiable and non-quantifiable factors; they
are not intended to be applied strictly, but to describe and rank the
hazards and remediation factors in a relative sense. This deliberate
subjectivity underscores the need to develop remediation practices
and procedures that are site- and situation-specific, yet can be adapted
as new information arises during the remediation.
It is crucial to remember that the extent of hidden mold growth
may be much greater than what is readily visible from within
occupied spaces if the moisture problem originated in or has
impacted closed spaces or cavities. In such cases, invasive techniques
must be used to access and inspect inside surfaces of floor, wall, air
handler, AC supply and return air plenums, and ceiling cavities.
Whenever there is information suggesting that additional
contamination may be uncovered during remediation or
investigation, increased contaminant control and a higher level of
personal protective measures should be used. Plans should be flexible
to allow for any necessary revision of the project’s scope, such as
adjusting work practices and procedures if unforeseen contamination
or other complications are encountered.
55
Following is the table from the EPA guidelines that summarizes
containment use. While the option for NO CONTAINMENT may
be suitable for a home owner for the smallest mold remediation work,
this is NOT an option for professionals, builders, facility managers or
any situation where there are potential unknowns or children or other
sensitive individuals may be involved.
At a minimum even a tiny remediation area should be isolated by
a Zip Wall with a fan placed in an open window pointing out; or
an axial fan used to provide source level containment with the
ducting exhausted out the window.
If you do not have this minimal set of equipment, we advise that
you do not do any remediation work.
Persons responsible for planning the remediation should review and
discuss the six criteria below in determining the scope of the problem.
1. Extent of Mold Growth. How to best remove mold contamination
depends in part on how much is present. Estimating the surface
area of visible mold growth is a starting point to approximate and
bound the problem. The estimated remediation area should
include at least two feet beyond that which is visibly impacted,
because mold colonies may extend outward some distance from
the visible growth.
Remediation is not necessarily material removal. Remediation
often is a combination of removal of the worst damaged materials
and cleaning and disinfecting that which can be cleaned and
disinfected. So when above we state remediation should include at
least 2 feet beyond the visibly moldy area that does not mean you
must remove 2 feet of visibly clean material. These adjacent areas
can typically be treated with disinfectant and not removed.
•
“Minimal” Problem should be applied to visible or anticipated
interior contamination of less than 10 contiguous ** square ft;
** Contiguous is defined for our purposes as requiring a single larger containment to be
built rather than smaller separate containments.
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57
•
“Moderate” Problem should be applied to:
o
•
areas larger than 10 sqft of contiguous contamination
but less than 100 sqft.
“Major” Problem should be applied to:
o
visibly mold-contaminated surfaces that are larger in area
than 100 sqft.
For all problems, the possibility of extensive hidden
contamination should be explored during the investigation phase
in order to adequately plan remediation efforts.
2. Density of Contamination In addition to the surface area of mold
growth, the density of mold growth should be considered in
relation to the contaminated material and the potential for hidden
growth. Heavily contaminated materials may contain many more
mold particulates than surfaces with very light and superficial
growth over a larger area. Always keep in mind that when hidden
growth is possible or porous materials are contaminated, a higher
problem category should be considered.
• “Minimal” Problem should be applied to situations in which
visible growth is mainly limited to scattered small colonies
where evidence suggests that these are only present on easily
accessible non-porous surfaces.
•
•
o
light and spotty visible growth on porous or semi-porous
materials, or
o
when other evidence (for example, a significant moisture
problem or mold odors) suggests that additional hidden
contamination may be present;
“Major” Problem should be applied to:
o a heavy distribution of many large colonies on any type
of material, or
58
o
when evidence suggests that hidden contamination is
present and may be well-established (for example,
knowledge of a long-term moisture problem and strong
persistent mold odors).
3. Potential for Releasing Contaminants. Disturbance of
contaminated materials by mechanical forces or invasive measures
during remediation can release large quantities of mold particles
into the air. The potential for disturbance of growth sites, depends
on the accessibility and nature of the materials and should be considered.
•
•
•
“Minimal” Problem should be applied to:
o
contamination on surfaces of items that can be cleaned
easily in place, or
o
smaller removable items that can be bagged (enclosed in
plastic) prior to removal;
o
even medium to large areas of contamination if the
materials are still wet from the original water event
because wet materials do not generally release significant
amounts of mold spores.
o
similarly if the mold contaminated materials can be
moistened by (gentle) fogging with disinfectant one can
often remediate fairly extensive contamination safely
with only minimal safeguards.
o
areas requiring removal of larger items as individual
components with negligible disturbance, or
o
contamination that requires cleaning with average force
or handling;
“Major” Problem refers to situations where aggressive or
destructive physical force will be needed for removal or
cleaning of contaminated items, resurfacing, or gaining access
to contamination.
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Sanding, dry ice blasting or baking soda blasting of
contaminated wood will result in a remediation project
being classified as major even if the area involved is small.
That is because those techniques create high levels of mold
fragments and have the potential to release toxic chemicals
from many kinds of pressure treated wood being so
remediated.
4. Ability to Easily Contain.
The ability to control the mold spores that will always be released
during the demolition can have a dominant impact on the
classification (and cost) of mold removal.
Example #1: 80% of all mold remediation work is at the
bottom few feet (sometimes few inches) of wall. In almost all
cases, no matter how many linear feet of wall is contaminated
with mold, mold removal can be done easily and cheaply
using what we call local source-level containment.
In the picture to the
right, a flexible duct
connected to a 1200 cfm
axial fan located outside
the unit (see picture
below) is positioned right
beside the problem area.
As the moldy wall is
opened up, all the mold
spores, fragments, fumes
from bleach, etc. are exhausted outside. Typically no other
containment is required and minimal worker protection …
nothing more than an N95 mask is required no matter how
extensive the work is when the mold is limited to the bottoms
of walls and an axial fan with ducting is employed.
You will note also in the picture to the right that we are using
a standard Wet Vac (with a drywall filter). The Vac is located
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outside and we use a
long
extension
to
vacuum up the mold,
dusts, toxic fragments,
allergens, insect parts
…. and any other
problem contaminants.
The
vacuum
(all
vacuums) are not 100%
effective against small
particles so the best place for them is outside. Using a Wet Vac
equipped with a drywall filter and located outside is much
cheaper than a specialized HEPA filter equipped vacuum and
actually works better.
Example #2: If the problem is in an unoccupied room with
an outside window – and the furniture and carpeting have
been or will be removed – even an extensive remediation can
be done with only a powerful fan. By sealing off the air ducts
and placing the fan in the outside window, you will create the
negative pressure required by the EPA. However, this
situation cannot be called Minimal since extensive personal
protection must be employed by the remediation worker. But
complex containments are not required. The work in the
room should be done in one day and at the conclusion of the
work, all the contaminated materials should be placed in
plastic bags and removed (through the outside window if possible).
Example #3: On the other hand, a small problem in the center
of a cathedral ceiling (20’ high) may call for Major categorization
because of the potential for contamination. In this case, the best
approach would be to build a small containment on scaffolding or
tape a plastic covering over the problem area and do the work
from the attic (if access is possible). This might allow for a
Minimal designation for the procedure.
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5. Remediation Contamination Level
In many situations the remediation area is already heavily
contaminated and the work area is easily isolated. In these
situations because the problem areas need to be extensively
cleaned after remediation it often makes sense to simply smash
and trash without regard to remediation protocols.
Workers must be protected of course. When the work is done,
carefully clean.
6. Hot Spots
In most jobs there are "hot spots" with more mold growth than
in other areas. In our experience it is always a good idea to treat
these (limited) hot spots first using a higher level of protection
(containment and worker protection). And then go back and deal
with the rest of the job in a more relaxed way allowing for more
comfort for the workers.
It should be noted that heat prostration (heat exhaustion) is the
most common ailment that results from mold remediation work.
This severe illness comes typically from wearing Tyvek disposable
suits for too long a period of time. Staging the work to only wear
Tyvek to handle the nasty hot spots is strongly recommended.
Situation Specific Issues
Other situation-specific issues may indicate a need for additional
health and safety precautions. Additional factors may impact risks,
affect perceptions of important stakeholders, or influence costs. The
following are examples of such factors that may need to be considered:
•
The skill and experience of the individuals who will perform
the work;
•
The presence of children, the elderly, chemically sensitive
or highly susceptible occupants or remediation workers;
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•
The duration and scope of the remediation project;
•
The extent of public concern – it may be prudent to treat the
problem as a “Major” mold problem if distrust and anxiety has
developed;
•
Liability or other legal concerns;
•
The ability to control exposures through administrative or
engineering controls;
•
The ability to use multiple (smaller) containments or source
level local containments to treat multiple problem areas
independently rather than using one large containment.
After investigating and discussing the amount of mold growth, degree of
contamination, potential for releasing contaminants, ability to avoid
contamination, and other factors, determine which of the three mold
problem categories (“Minimal,” “Moderate,” or “Major”) best fits the
problem or problems. If information is lacking apply the higher category.
When “Major” contamination exists, we recommend that skilled
workers (preferably experienced and trained professionals) perform
the bulk of remediation work following this or other comparable
guidance listed in Appendix B.
In our experience, mold
problems that are considered
major and cannot be broken
down into multiple, smaller,
more easily handled medium
or small problems are
extremely rare. If you see a
proposal that requires large
containments and moon
suits, questions should be
asked.
Please consider that a residence or
office may have problems in more
than one area. In many cases it is
best to classify the problem areas
separately as smaller problems
rather than all together as a larger
problem. So for example, if you
have a handful of small problems
in different areas of the building,
each problem area would be
contained and treated separately to
reduce the spread of contaminants
from the remediation work.
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Once the contamination size has been established, the appropriate
approach to remediation including the type of protective equipment and
the type of containment should follow EPA guidelines as described in
Mold Remediation in Schools and Commercial Buildings [EPA 402-K01-001, March 2001] which can be downloaded from
http://www.epa.gov/mold.
Remember that mold remediation contractors make money building
containments. That’s what they want to do, build big expensive
containments. The bigger, the better. Typically the remediation
contractor learned their trade from an asbestos contractor where big
containments and moon suits make sense…. though they rarely make
sense for mold work.
Typically a large fan in an outside door or window should be used to
clear the work area of mold during demolition and one or more air
scrubbers can be used outside the contained area after remediation as
a safety precaution. If there is no outside window or door in the work
area, then a plastic containment hallway/ tunnel would typically be
built to connect the work area to the outside. The same principle
would apply … exhaust the contaminants to the outside.
In Summary
Using a window fan during remediation to exhaust contaminants
outside is recommended by the EPA in their mold handbook (EPA
402-K-02-003). Mold remediators usually choose more complex and
expensive ways to do the work. But in the case of mold, due to the
mold fragments and potentially hazardous construction dusts created
during remediation, the less expensive way (exhausting outside) is also
the best way to bring the home or office to “like-new” condition.
Again, exhausting to the outside with a fan is not only much cheaper
but is far superior to the traditional containment approach to mold
remediation that is based on asbestos remediation which does not
allow exhausting to the outside.
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8. Administrative Controls
Administrative controls are decisions that administrators can make to
protect occupants from actual or perceived exposure to contaminants
released during remediation activities. Controls may include measures
such as removing or relocating occupants, or scheduling work during
vacations or evening and weekend hours. Practical and logistical
considerations may also make it necessary to temporarily prohibit
occupants from entering the work zone and possibly the adjacent areas.
This depends on the nature and duration of the anticipated remediation
project. If a medical or other health professional recommends the removal
of certain individuals for health reasons, the remediation plan should
accommodate such advice. Make sure that the area the occupants are
being relocated to is more healthful than the area they were moved from.
For both health and practical reasons, administrative controls should
be considered for any mold remediation project. Consider the following
questions to determine whether administrative controls are needed.
•
•
How concerned are occupants about being near the remediation site?
Is it likely that mold contaminants or construction dust will enter
occupied areas?
• Are any occupants medically known to be susceptible to molds
(medically recognized sensitivities of greatest concern are: asthma,
mold allergies, a compromised immune system, hypersensitivity
pneumonitis, and neurological symptoms)?
• Are there any reports by occupants of adverse health effects
attributed to the mold problem?
• Are there any chemically sensitive occupants that maybe affected
by any cleaners, disinfectants or sealants used either in the
remediation work or in the rebuild?
When evaluating the need for administrative controls during a
remediation project, initially apply the most protective approach.
Such a precautionary approach is usually prudent because the primary
objective of any remediation project is to protect occupants’ and
remediation workers’ health. The approach needs to be flexible in the
65
event that uncertainties, such as the following, arise:
•
The extent of the contamination problem has not been clearly
identified; or
• There is less than ideal confidence in the engineering controls or
experience of workers to be used for the proposed remediation work.
After carefully following the control measures and other remediation
practices that should minimize occupants’ exposures, you may choose
to relax the administrative precautions. For example, relocate
susceptible occupants to areas adjacent to the mold remediation work
area when it is verified that the work area is under appropriate
containment.
It is important to clarify that the most protective approach is not
necessarily the evacuation of an entire building. Even the worst mold
problems can usually be remediated utilizing engineering controls of
the affected areas and possibly evacuating occupants or susceptible
individuals in directly adjacent areas. The rest of the building can be
operated normally. However, extreme cases may require closing a building.
This might apply when the entire building is contaminated (or
significant airborne contaminants cannot be controlled) and a medical
professional has linked significant health effects to the mold problem.
Whenever occupants have been moved, anticipate questions about reoccupancy and safety after job completion. Post-remediation
evaluation findings are necessary for making re-occupancy decisions.
Communicating these findings is essential to provide peace of mind
to the occupants. Implicit is the need to determine (in the planning
phase) specific clearance indicators or criteria that will be used to
evaluate the effectiveness of the remediation. It may be useful to
include stakeholders in high-profile or “Major” contamination
problems, since this can help anticipate questions and concerns that
may need to be addressed. After re-occupancy, occupants should be
informed about the process for reporting any future concerns to the
appropriate person(s).
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9. Remediation Practice Considerations
Once the remediation scope, the communication strategy, and the
administrative controls have been determined, review the various
possibilities and considerations relevant to the cleaning and removal
of mold contamination. Appendix A contains a step-by-step example
of a mold remediation procedure. However, you will need to
supplement generic procedures with enough site-specific details to
provide specific guidance to those performing the work.
Remediation project plans should cover the following topics at a minimum:
1. remediation of excess moisture1;
2. identification of possible hazardous materials (such as lead and
asbestos) in abatement areas;
3. mold abatement practices and procedures;
4. health and safety precautions;
5. determination of project completion; and
6. repair and re-construction and all necessary building permits.
Note that this document provides only limited guidance on topics 1,
2, and 6.
Detailed, written project specifications should be developed,
especially when the problem is “Major,” outside contractors are hired,
or circumstances are high-profile and emotionally charged.
Specifications should clearly define the responsibilities of all parties
involved in the work. The requirements for removal, salvage, cleaning,
abatement of other hazards, and any building modifications or repairs
should be clearly described. A written procedure should be distributed
and explained to the workers, and prohibitions should be emphasized
(e.g., work hours, cleaning methods, chemical application,
containment, etc.). Expectations for successful completion should be
included in the project specifications. If measurable results are
needed, then scientifically defensible criteria for successful completion
must be included (see Section 10).
1 References to information about moisture damage restoration can be found in Appendix B.
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When planning the remediation of mold contamination problems,
carefully review the following sub-sections for applicability to specific
circumstances.
9.1 Building codes, practices, and materials differ throughout the
U.S.
Such differences can have a significant impact on remediation practices
because they can impact the timing, degree, and location of mold
growth as a result of water leaks or moisture problems. For example …
•
•
•
Most states do not use metal studs in residential building
construction but only in commercial. When buildings have metal
instead of wood base plates inside of wall cavities, these tracks, in
the event of a water leak, can hold water and can be difficult to
dry. Mold will more often result.
In most states builders do not caulk baseboards. When baseboards
are caulked, walls are more difficult to dry out if they become wet
unless baseboards are first removed. Mold will more often result.
The type of baseboard (soft wood, hard wood, composite) and
how it is finished (painted, varnished), and if finished on the
back, will impact mold growth.
Examples of other practices or materials that can vary on a regional
basis and that can significantly impact mold growth and/or
remediation methods in the event of a water leak or moisture problem …
•
•
•
•
The type of cabinet bottoms … composite wood or plywood?
Exterior materials and flooring materials … OSB, plywood,
concrete/cement, etc.?
Was mold resistant (non-cellulose) wall board used in bathroom
tub and shower areas?
HVAC system:
o Ducted or non-ducted return for the HVAC system?
o
Flex duct or rigid fiberglass duct?
o
Does AC fiberglass duct have the newer mold resistant lining?
68
•
•
•
•
•
Type of attic and/or basement?
Is there insulation inside of wall cavities and does it absorb water?
Is attic insulation blown in or rolled in?
Is the attic space sealed from the wall cavities?
Etc. Etc.
Remediation practices will then be optimized for local codes,
practices, and materials.
If you are using an outside professional for mold remediation work, we
strongly recommend that they have construction knowledge and experience.
9.2 Deciding Whether to Use Outside Help
Once the nature and extent of the problem are understood, decide
whether internal staff can adequately perform the remediation work
or if outside assistance is needed. Trained in-house staff with the
appropriate equipment can usually remediate “Minimal” problems,
and, if experienced, may also be capable of remediating “Moderate”
problems. Major problems should typically be remediated by
experienced, licensed, and insured professionals who have the
appropriate expertise and equipment to protect workers and
occupants and properly contain remediation areas. In addition, if
internal staff will be remediating "Moderate" to "Major" problems
themselves, it may be wise to have a qualified professional review the
mold problem and the work plan.
There are two additional issues to consider before deciding to have
internal staff remediate the problem.
1. Individuals who are immuno-compromised, severely asthmatic,
or suffering from hypersensitivity pneumonitis should avoid mold
remediation work.
2. The Occupational Safety and Health Agency’s (OSHA) Right to
Know Act1 must be followed as a part of training provided to
1 States with no state OSHA program must follow the federal OSHA Hazard
Communication Standard (29CFR 1910-1200).
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internal staff regarding the potential health hazards associated
with mold and any chemicals used for remediation. Without such
training, do not undertake your own mold remediation activities.
9.3 Personal Protection
Physical disturbance of moldy materials can produce extremely high
airborne levels of mold particles and contaminated dust. When
handling moldy materials or working in the remediation area, people
should be protected from exposure to contaminants. Determine
which personal protective equipment to require for in-house staff,
depending on the extent of the contamination and OSHA
requirements. While there are no legal respiratory protection
requirements specific to handling indoor mold, there are OSHA
requirements that an employer must follow if they mandate
employees use personal protective equipment2.
For “Minimal” to “Moderate” mold problems that are manageable by
routine custodial or maintenance activities, we recommend workers
be provided with an N-95 respirator3, dust-proof goggles, and gloves
at a minimum. Remediation workers should be instructed to always
wash their hands after working with moldy materials. For some
“Moderate” and all “Major” problems, most would advise using a
High Efficiency Particle Air (HEPA) filtered half or full-face respirator.
We find that it is almost always possible by using proper ventilation
techniques and pre-cleaning "hot spots" to do most jobs, even
extensive mold work, with only N-95 respirators. We don't like full
face respirators as they tend to obscure one's view and can result in
trip and falls and may diminish the ability to safely use many power tools.
2 See CFR 29 1910.134 and 1926.95-107 for details. In situations where the employer
does not mandate use, but the employee volunteers to use an N-95 dust mask, employers
must still follow some of these requirements.
3 Particulate respirator names refer to the ability to remove oil mists (N: not oil resistant,
R: oil resistant, P: oil mist proof ), and the filtering efficiency of particulates >0.3 μm (95,
99, or 100%). If oil mists are present, “P” rated respirators should be used. These
respirators will not remove some odors since the gases released from mold may cause the
odors. If odors are a significant concern during remediation, respirators with organic vapor
cartridges may also need to be used.
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If using bleach in a confined space, use proper ventilation or as a
last resort use a respirator equipped with cartridges to both filter
out particulates and filter out bleach odors.
Workers should bring a change of cloths including shoes if there are
showers on the premises and the dirty cloths should be placed in a
plastic bag and laundered.
If this is not possible, a loose fitting Tyvek suit should be provided to
workers and the suit discarded before lunch and/or when work for the
day is finished.
When any mold remediation work will include ceilings, workers
should always be protected by Tyvek suits with hoods up and dustproof goggles.
When applying a disinfectant, or strong cleaning agent, use gloves
made from natural rubber, neoprene, nitrile, polyurethane, or PVC.
When handling sharp materials, use leather gloves.
Cuts when handling moldy materials can be dangerous. Certain
molds can contaminate a wound and actually start growing inside the
skin. The only cure is to surgically remove the infected areas.
If other hazards (such as asbestos or lead) will be disturbed, properly
licensed professionals must perform the work and follow the
appropriate regulatory requirements. Clean up of certain fungi, such
as Histoplasma capsulatum or Cryptococcus neoformans that may be
growing in bat and bird droppings, requires specific clean-up practices4.
9.4 Contaminant Control
Remediation plans should include project- and site-specific
instructions on how workers will minimize and contain the release
and spread of mold particles to any occupied or non-contaminated
areas. Contaminants may be spread by foot traffic, contaminated
materials or equipment, or air movement. More stringent
contaminant control methods are necessary when large amounts of
4 See the NIOSH Guidance Publication No. 97-146 at www.cdc.gov/niosh/97-146.html
71
mold growth are being remediated or when any destructive
techniques are used such as removing drywall, AC ducts or air
handler, partitions or carpets.
Workers should handle contaminated materials in a manner that
minimizes disturbance of fungal particles, especially if removal might
uncover further contamination that has not yet been identified. To
prevent or minimize the dispersion of particles beyond the work area,
containment (i.e., engineering controls) and special cleaning practices
are often necessary. This may include critical barriers (e.g.,
polyethylene sheeting), depressurization techniques (e.g., negative air
pressure machines or a fan placed in a window to direct air flow
outward), dust suppression methods (e.g., fogging, damp wiping,
HEPA vacuum cleaning), and decontamination procedures (e.g.,
showers, dirty rooms, and clean rooms).
Make sure that any AC supply and return vents within the
containment area are sealed. For further guidance on contaminant
control, refer to the documents listed in Appendix B or seek advice
from experienced mold remediation professionals.
In “Moderate” and “Major” problems, workers should “pre-clean” and
then moisten contaminated materials to minimize dispersion of
contaminants once the containment is in place. Pre-cleaning involves
careful cleaning of easily accessible surface contamination with
methods that can lift and capture fine dusts.
Our preferred method for pre-cleaning surfaces is to place a Wet Vac
equipped with a drywall dust filter outside the building and, using a
long hose, micro-vac the mold contaminated surfaces.
Then put small holes in the walls and place the vacuum on each hole
and then tap the wall with a rubber mallet. Loose mold spores on the
inside of the drywall will be exhausted outside thereby minimizing the
spread of mold contaminants when the wall is removed.
If this pre-cleaning procedure is followed by fogging the wall surface
and wall cavities with a diluted disinfectant like Lysol ... there will be
minimal disbursement of contaminants during material removal.
72
Note that if the wall cavity is filled with insulation material the precleaning and fogging do not work.
Depressurization of the work area should always be used to ensure
contaminants are confined within the work area. A pressure
differential of > 5 Pa (0.02 inches water column), which is used for
asbestos abatement, is usually adequate to contain airborne mold
contaminants. In addition, remediation workers and project managers
should routinely check to see that the separation barrier, typically
plastic sheeting, billows inwards into the isolated area. The nozzle of
one or more HEPA vacuums drawing from within a small
containment area, or a fan in a window in the contained area pointed
out, may provide adequate depressurization for small jobs.
Note: Much emphasis is being placed within the industry on using air
scrubbers within contained areas. Whenever possible, specialized axial
fans and ducting (such as those made by Americ) to connect the
contained area to the outside are preferred to pull both dust-laden air
and odors from the work area and exhaust them outside. The axial fans
also provide the negative pressure needed to isolate the containment areas
and do not stir up the air inside the containment as do scrubbers.
We recommend that air scrubbers only be used outside of containments.
9.5 Cleaning and Removal of Contaminated Materials
The primary goal of effective mold clean-up is to capture and remove
contaminants from the building. As a general rule, it is best to clean
and remove as much contamination as possible before the materials
have completely dried after the water event.
The following guidelines should be followed for determining which
materials can be cleaned and salvaged versus which should be
discarded. The EPA reference in Appendix B includes several detailed
tables on how to properly deal with a wide number of water-damaged
items. One of the EPA reference tables is reproduced on the next
page. As always, our guidelines and the EPA-detailed tables are only
general "guidelines" and should be supplemented by advice from
professionals as needed. For instance, if there are sick people in the
73
74
unit and the carpet is old – even if there is only minimal water
damage to the carpet – you will probably never be able to "clear the
unit" without requiring that the carpets be discarded.
Porous materials with evidence of mold growth. Evidence of mold
growth consists of visible mold or mold odors emanating from the
material. Some common porous materials are paper fiber gypsum
board, ceiling tiles, insulation, wall coverings, baseboard or cabinets
made of pressed wood or paper, carpet, leather, and unprotected
composite or engineered wood products. Removing the mold from
such items is often difficult and costly. Instead, it is usually best to bag
or wrap the materials in plastic and discard.
Superficial mold growth on a porous material including drywall can
be cleaned and disinfected.
USG, the leading supplier of drywall, recommends that drywall can
be cleaned with soap and water. In our experience, spraying drywall
with strong bleach is sufficient/works well. Most builders and drywall
distributors use bleach to clean and disinfect drywall. Soap and water
may be used for heavy mold build ups when bleach is not sufficient.
Although, in such cases we prefer to discard drywall rather than
attempt to clean heavy mold growth on drywall with soap and water.
Our preference is to follow bleaching of drywall by encapsulation
with mold inhibiting paint such as those made by Foster, Zinsser,
Kilz, or Design Polymerics. Note that most paint by Zinsser and Kilz
does not include mold inhibitors. Simply choosing a Zinsser or Kilz
product does not ensure that it has a mold inhibitor in.
All of these paints smell (have a high level of mVOCs.)
Sherwin Williams Harmony is a paint that has zero mVOCs (does not
smell) and also includes a mold inhibitor.
We take pictures of the white painted drywall before the walls are
sealed up and make them available for anyone that wants to see them.
Post-remediation verification / inspection is then very easy.
The encapsulation also limits any lingering bleach odors that may
75
emanate from the bleached drywall or wood. Such odors even if very
faint can be irritating to some sensitive people. See 9.10.
Interior fiberglass-lined ductwork is also porous. If ductwork lining is
colonized by mold, cleaning alone cannot restore the lining to like
new condition.
Under no conditions will it is permissible to spray any form of
pesticide or biocide into air ducts. This procedure is now prohibited
by the EPA, even though it is still widely performed.
Disinfectants and cleaners used by AC duct cleaning firms are in
almost all cases designed to clean only hard surfaces such as AC coils
or other metal areas. These chemicals should not be used to attempt
to clean or disinfect fiberglass supply and/or return air plenums.
Contaminated fiberglass in an AC system or duct work must be replaced
with new or HEPA Vac'd and then painted with mold inhibiting
encapsulant such as those produced by Foster or Design Polymerics
which are specifically designed for encapsulating HVAC ducting.
There are NO chemical cleaners or disinfectants that are approved or
will be successful cleaning this highly porous material.
See also the discussion under section 9.9 on Heating, Ventilation and
Air Conditioning (HVAC) Systems.
Porous materials without evidence of mold growth. Although not
visibly moldy themselves, many rough-surfaced porous materials may
also become reservoirs of settled fungal particles if they have been near
heavy growth or high air concentrations. Examples include fiberglass
duct board, upholstery, carpet, modular furniture, books, and files.
These materials should be cleaned by careful HEPA vacuuming,
laundering, or other methods that lift and capture fine dusts from the
material’s surface.
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Note: The EPA Table 1 states that fiberglass insulation (in walls or
attics) that becomes wet must be discarded. This is not always the
case. If the fiberglass insulation is blown in insulation, it will lose its
insulation ability (become packed down) if it gets wet. In such a case
it should be replaced. Rolled in attic or wall insulation on the other
hand that gets wet does NOT need to be replaced. However any wet
walls that have insulation inside will almost never dry before mold
forms.
All walls that have interior insulation and get wet must be physically
opened to allow them to dry and to check for mold. Do NOT rely on
moisture meters or advice from water damage "experts" that may state
otherwise.
Party walls (drywall walls between units) are always insulated and
usually have multiple layers of drywall making up a firewall barrier
between units. Party walls that get wet need to be opened to allow
them to dry. The drywall "sandwich" and the insulated cavity need to
be physically inspected for mold and replaced or cleaned as appropriate.
If there is mold growth on paper faced insulation, the insulation must
be replaced with new.
Semi-porous materials that have surface growth and are
structurally sound. Examples include wood furniture or wood
structural components, wood baseboard, protected composite and
engineered wood products, and some resilient floor coverings. Such
items may be salvaged if they are structurally sound and can be kept
dry in the future. Cleaning and remediation steps include one or more
of the following: HEPA vacuuming followed by damp cleaning with
soap and water; or bleaching if suitable. Most mold remediation
contractors are taught to avoid cleaning wood materials with soap and
water or bleach (wet techniques) and prefer sanding with HEPA
vacuuming. This is a truly horrible procedure. Sanding wood not
only releases mold fragments but releases toxic chemicals that are used
in the preparation of pressure treated wood.
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EPA studies correlated mold dust from water damaged homes with
asthma. Why chance increasing the amount of contaminated dust by
sanding? And why sand when many types of structural wood have
toxic preservatives in them that are always released by the sanding and
which will further contaminate settled dust? Avoid sanding mold
contaminated wood.
Our personal preference for remediating mold contaminated wood:
To REMOVE mold we like to use bleach according to the directions
on the Clorox Outdoor bleach container. For mold removal Clorox
recommends a High Strength bleach solution in which bleach is
diluted 1:2 with water (6 cups bleach to 10 cups water). Once the
mold is removed (it sometimes needs 2 applications and some
scrubbing) we then paint (with spray, roller or brush) with Foster 40-50
or Design Polymerics DP2545. (Both are white encapsulants that
contain mold inhibitor.)
If the bleaching will be done in an indoor environment, one
suggestion is to first HEPA vac, or gently fog the wood with
disinfectant so that the wood surface is moist. This will significantly
reduce release of mold spores when bleach is misted onto the wood.
Another method to reduce the release of spores from wood during
remediation is to attach a 12" duct to an axial fan (with the other end
outside) and hold the suction end right up to the mold growth while you
spray with bleach. This way mold spores released by the spray will be
sucked outside and this will also lessen bleach smells in the building.
The benefits of bleaching followed by encapsulation compared to
HEPA vacuuming and sanding are many:
1 Bleaching can be done at a distance from the moldy wood and
there is less problem with workers getting contaminated.
2 Sanding will release microparticles and mycotoxins that are not
detected by spore counts but will contaminate the job site.
3 When a surface is bleached and then painted, it is a no brainer to
do the clearance testing using only visual assessment. Either the
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surface is painted white or it is not. Often mold assessors prefer
that remediators HEPA Vac and sand as this requires complex
post-remediation assessment.
4 Clients like the bleaching and painting approach as it results in
better than new.
5 Bleaching destroys spores, microparticles, as well as mycotoxins.
6 Bleaching and painting wood cost much less than HEPA
vacuuming and sanding.
Note about HEPA Vacuuming: We do not believe that the HEPA vac
will successfully trap all the small mold spores or mold fragments or
the chemicals released during sanding chemically treated wood. And
we believe that HEPA vacuuming can distribute some contaminants
into the air. That being said, we prefer using a high power Shop Vac
with a drywall filter. The Shop Vac can be located outside and
connected to a long extension. A Shop Vac with a drywall dust filter
located outside ... is much less costly than using HEPA vacs and much
more effective and reliable.
Semi-porous materials that have extensive fungal penetration or
are structurally compromised. Examples include wood furniture or
structural components, wood baseboard, protected composite and
engineered wood products, wood studs, paneling, and some resilient
floor coverings. When extensively colonized, such items are not easily
or cost-effectively cleaned and decontaminated. They should be
bagged, and discarded. If contaminated structural materials cannot be
removed and the structural integrity of the material has not been
jeopardized, it may be acceptable to clean, disinfect, and encapsulate.
In such cases bleach – preferably strong bleach – should be used for
cleaning and disinfecting.
Since dilute 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.
Strong bleach, rather than diluted bleach, can do a very good job of
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removing built up mold on wood furring, wood baseboards, trusses,
or siding. Sometimes you need to use a wire brush on the mold once
it is wet with bleach followed by a 2nd application of bleach. We
strongly recommend the use of consultants for such work – not
employees – as special safety equipment and additional training is required
to protect workers from the caustic bleach spray and irritating fumes.
Note to builders: When working with straight bleach, note that it will
not damage the finish on galvanized steel electrical pipes (which has a
heavy finish), but will mar the finish on high hat and some other
metal materials. Rinse with dilute disinfectant after bleaching to eliminate
finish tarnishing.
Wood Baseboard: Dealing with moldy baseboard is a very common
problem in mold remediation and restoration work. It deserves its own
category.
Real-wood baseboard (but not synthetic base made from layered paper and
glue,) even if heavily mold colonized, can often be easily restored to likenew. Detach the baseboard by cutting the caulking at the top and then
pry base away a little from the wall. Insert chisel (behind the base) to
detach the nails from the base by pounding down on the nails using the
chisel along with a hammer. Once the base board is free from the wall, it
can be taken outside and restoration work can be done there.
Immediately remove the nails. When you remove nails from the base pull
them through the back side rather than pushing them through the front.
Wood base is not pressure treated and once outside can be safely bleached,
sanded and then painted (back and front and bottom) with mold
inhibiting paint before reinstallation.
If on the ground floor and there are continuing seepage problems, often
there will be some mold growth both inside and outside of the drywall
behind the base but the mold on the drywall inside the wall does not go
any higher than a few inches.
You cut the drywall behind the base. If only the bottom of the drywall has
mold growth you do not need to remove any drywall above the area
covered by the baseboard.
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Then replace the missing drywall with new. No drywall finishing is
required as the new material will be behind the base board. Make sure you
leave a 1/2 inch gap at the bottom of the drywall so the new drywall is
hung off of a concrete floor and does not absorb moisture.
Keep the base off of the floor so it does not continue to absorb water when
you reattach the base.
Make sure the bottom of the base has been painted with 2 coats of mold
inhibiting paint.
Non-porous materials. Examples include metal, ceramic tile,
porcelain, glass, hard plastics, highly finished solid wood items, and
other hard, smooth and non-permeable surfaces. Concrete and brick
are considered semi-porous in certain situations. However, they are
easily cleaned using strong bleach and are included here under the
treatment of non-porous. Cleaning steps include surface vacuuming
and bleaching or wiping with a detergent solution followed by disinfectant.
9.6 Moisture Control
The importance of addressing moisture in any effort to solve a mold
problem cannot be overstated. The presence of excess moisture is the
underlying cause of indoor mold growth. Identifying and correcting
the sources of excess moisture are vital to both resolving mold
problems and preventing their reoccurrence. Judging the completion
of a remediation job should include evaluation of steps taken to
correct moisture problems and prevent their return.
If a water event occurs, it is critical to quickly correct the water source
and to initiate restorative drying practices before mold growth occurs
or spreads. Wet materials should be dried rapidly in less than 48 hours
– preferably in less than 24 hours – to a moisture content that does
not support mold growth. Check that there is no visible mold growth
before drying, since restorative moisture drying methods can
pressurize materials (such as wall cavities) and allow mold particles (if
present) to spread to uncontaminated areas.
Non-salvageable items that have been wetted or begin to show
evidence of mold growth should be discarded promptly1. As a
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precaution, fans that create airflow by blowing should no longer be
used once visible mold appears, and drying should then proceed
under more controlled conditions to avoid dispersing mold particles.
Moisture source(s) that have led to mold growth must be identified
and understood in order to plan an effective mold remediation
project. Finding the locations of excess moisture, identifying the
mechanisms for its accumulation or infiltration, and tracing pathways
of its migration can also aid in finding and assessing the likelihood of
encountering further growth.
Oftentimes the source of moisture cannot be accurately pinpointed
until the water damaged drywall is removed. For example, once the
drywall is removed, small openings in window or door caulking can be
easily found close to the heaviest mold concentrations on wood or drywall.
Those responsible for correcting and preventing mold problems
should recognize that moisture in any of its phases (ice, water, and
vapor) must be adequately controlled. For example, moisture may be
present at a material’s surface as high relative air humidity. Moisture
can also be absorbed into porous and semi-porous materials and may
migrate under surface coverings, around furniture, and between
components at joints. Understanding the moisture sources and dynamics
involved in a particular situation may require professional assistance.
During the mold remediation project itself, it is necessary to control
the use or production of water. For example, cleaning techniques
should use water-based solutions sparingly and must include rapid
drying following the cleaning steps, or the water-based cleaner should
include some mold inhibitor/disinfectant. Power washing should not
be performed if vulnerable material, such as wallboard and sheet rock,
might get wet. Power washing of wood trusses or furring – in
buildings before drywall or AC ducts are in – can be quite effective
when disinfectant/mold inhibitor is added to the auxiliary power
cleaner mixing chamber.
1 See Appendix B resources for detailed decontamination protocols.
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Mold will always grow again where moisture issues are not
addressed adequately. Those planning and carrying out mold
remediation should consider how to ensure and document that
moisture problems have been resolved.
Seepage cannot always be eliminated. Very often ground water
seepage into a building cannot be eliminated. Improving drainage can
help. Adding rain gutters to direct the water away from the sides of
buildings can help. But sometimes seepage cannot be eliminated.
In such cases you consider Plan B. What is Plan B? Perhaps using
fiberglass covered drywall at the bottom of problem walls. Perhaps
simply hanging the newly installed drywall off of the floor and out of
contact with moist concrete flooring is enough.
Use real wood baseboard rather than synthetic base. Paint both sides
with mold inhibiting paint and hang the base a little off of the floor
so that it is not in contact with the wet floor.
Do not use carpet in these areas.
Appendix D includes discussion on water problems in basements.
9.7 Cleaning of Remediation Equipment
Equipment used during remediation may need careful cleaning
depending on how much mold was released during cleaning. In the
case of a “Minimal” problem, tools can usually be adequately cleaned
by damp wiping or washing with soap and water. With “Moderate”
and “Major” problems, a protocol for decontaminating workers and
equipment should be developed.
In the case of “Major” problems, containment should be constructed
to include a separate decontamination chamber and should allow
plenty of room to work comfortably. All equipment should be HEPA
vacuumed, damp wiped with disinfectant, and bagged before being
removed from the work area. This includes cleaning all tools, negative
air machines, waste-containing bags, outer clothing, respirators, gloves,
and goggles. Workers should wear at least an N-95 respirator when
cleaning or replacing HEPA filtered equipment components. We
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recommend that changing air scrubber air filters; Wet Vac bags; or
vacuum cleaner filters or bags be done outside. At the end of the
removal effort, all materials used for containment should be bagged,
and the area should be decontaminated as part of the final job site cleaning.
If hazardous materials such as lead or asbestos are also handled as part
of the removal work, applicable regulatory work practices and
procedures must be followed.
9.8 Waste Disposal
Mold-contaminated materials are not classified as hazardous waste,
and can be disposed of in a landfill. However, mold-contaminated
waste that is not immediately disposed of should be stored securely
(e.g., in a covered and posted waste container) and located away from
high-traffic areas, entrances, and fresh air intakes. Any hazardous
materials removed must be kept separate from the non-hazardous
waste, labeled appropriately, and disposed of according to applicable
rules and regulations.
9.9 Heating, Ventilation and Air Conditioning (HVAC) Systems
In this document, the term HVAC system refers to the entire air
distribution system from points where air enters the system to points
of discharge. This may include return plenums (including ceiling
plenums) and the mechanical room.
Mold assessors are almost never properly trained to inspect HVAC
systems for mold problems. Oftentimes the air handler must be
removed for proper inspection. And, every time, the AC duct system
must be cut open and physically inspected. The inspector must know
how to properly re-seal the ducts.
Inspecting (and patching/ re-sealing) the ducts does not require a
licensed AC contractor (at least this is so in most states) but removing
and replacing the air handler does.
The HVAC system(s) is relevant to mold remediation because it may
be the source of mold growth or could be disseminating mold
particles from one area to another. Without regular inspection and
proper maintenance of critical HVAC system components, dust,
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debris, and moisture may collect beyond the usual amounts expected.
And since some HVAC system components may be inaccessible for
periodic inspection, they are particularly susceptible to mold growth.
An evaluation of the HVAC system is typically done for any mold problem,
regardless of severity. In our experience 80-90% of the time people get
sick from mold the AC and/or ducts are contaminated with mold.
In particular, the entire HVAC system should be assessed for its role
in the moisture problem(s). Major problems from air leaks in the AC
return air system when the air handler or return air ducts are located
in a non-conditioned space are common. As moist outside air enters
(leaks into) the system and mixes with cold AC air, condensation
occurs followed by mold growth on dust and dirt in the system or ducts.
In some cases, a reservoir of spores or location of growth may be the
insulation sometimes used to line interior airstream surfaces of airconveyance ducts. If such lining (or any other non-smooth or
porous airstream surface) is colonized by mold growth, it should be
removed and discarded.
If mold colonization on fiberglass duct board is limited, some
remediators clean and then coat with Foster 40-20 or DP2545 –
which are thick coat encapsulants that include a fungicide.
The following HVAC system components should be inspected for
growth, moisture, and relevant defects, and cleaned or replaced as needed.
•
•
•
•
•
•
•
•
Outdoor air intakes
Filters
Cooling coils, including evaporator fins
Condensate pans, collectors and drains
Humidifiers
Air stream surfaces (baffles, dampers, including internal
acoustical lining, fiberglass duct board, etc.)
Blowers, fan components, and housings (supply, return and exhaust)
Air distribution devices (registers, grilles, and diffusers)
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The EPA has advised against the spraying of pesticides or biocides
to “sanitize” air ducts in HVAC systems (see also Section 9.10 “Use
of Disinfectants”). If organic materials (i.e., mold, dust, debris) are
not removed first, it is unlikely that a disinfectant sprayed into ducts
will be of any use. The health effects of such chemical use in HVAC
systems are not well understood, and improper application may lead
to greater problems and/or more complaints than from the mold.
Currently, there are few such chemicals that can legally and
practically be used in ductwork, and there is a lack of compelling
evidence regarding their effectiveness in field applications1.
We do not support the general use of sealants or encapsulants as
the primary remediation strategy to address mold problems in HVAC
systems. There are important concerns about the toxicity and odors
associated with many sealants and encapsulants, and their long-term
success in containing mold particles is uncertain. While such a
strategy is not a substitute for removing mold contamination or
porous materials subjected to excess moisture, sealing or encapsulating
colonized materials may be preferable to taking no action.
9.10 Use of Disinfectants
EPA-approved disinfectants may be used following cleaning or material
removal. Many conventional household cleansers have disinfectant
properties and are subject to limited regulations. While these disinfectants
can stop mold growth and can kill bacteria that always contaminate water
damaged areas, they do not work well on mold spores. Strong bleach is
the best disinfectant when it can be used without damaging property. It
is the only commonly used disinfectant that can kill mold spores.
Bleach, unlike almost all other disinfectants, does not leave a chemical
residue. The strong smell that accompanies bleach use, means that the
bleach is quickly dissipating. This is good and not a bad thing. Any
claim that a disinfectant "keeps on killing" means that it is leaving a
residue behind.
1 See the U.S. Environmental Protection Agency’s “Should You Have the Air Ducts in Your
Home Cleaned?” for more information (www.epa.gov/iaq/pubs/airduct.html). The
recommendations in this document also apply to institutional buildings.
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Nevertheless, some people are ultra sensitive to bleach odors and they
can smell the bleach for weeks or months especially if bleach is used on
porous or semi-porous materials. If bleach is used in any environment
with ultra sensitive people the bleached material should be rinsed after
allowing the bleach to dissolve the mold. After rinsing, the material
should be encapsulated with Foster or Design Polymerics encapsulant.
The encapsulant will not only keep the mold from coming back but
it will completely eliminate the bleach odor. The encapsulants
themselves give off some odor when drying. But they dry fast.
Strong bleach not only kills the mold and spores but it physically
removes the mold, spores and toxins by disintegration. If the mold
and spores are only killed, the toxins remain. Killing mold and spores
is not sufficient. The mold and spores and toxins all must be removed
that is why strong bleach is the preferred disinfectant for mold
remediation. Of course there are many materials that can be damaged
by bleach so it is not the only disinfectant used on mold jobs.
Your primary concern should be for occupants’ and remediation
workers’ health and safety. Mold must be removed and not simply
killed.
None of the common disinfectants such as Lysol®, Sklar or Sporicidin
which are primarily Quaternary Ammonium compound based will
inactivate mold spores nor do they have ANY effect on mold toxins
that are always present after a mold contamination. These
disinfectants can kill mold and bacteria but mold spores and toxins
are tough. Mold spores and mold toxins can be eliminated by
removing settled dust, filtering the air completely and by bleaching
contaminated surfaces with strong bleach.
Bleach should never be mixed with ammonia-containing products or
applied to a hot surface – doing either will produce toxic chlorine
gases. Bleach should only be mixed with other chemicals if this is
permitted on the label (mixing with detergent is often recommended
to help clean stubborn mold and stains.) Since bleach and most
disinfectants are volatile chemicals, they should only be applied when
adequate ventilation and appropriate respiratory protection are used.
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When bleach is handled, the respiratory protection equipment used
must be effective against inorganic vapors. Or sufficient ventilation
must be provided. In addition, protective gloves and eye protection
should be used when handling bleach to avoid burns.
Note: Many or most chemically sensitive people object to the use of
bleach. We explain that it is the only safe method for bringing the
premises to like-new condition and the odor is because it evaporates
fast and does not leave a residue. We recommend that they should
sniff the place and return when they are comfortable that the odor has
abated. This almost always works. If not, then they should be
relocated to another area.
9.11 Use of Gas-Phase Ozone
Ozone should not be used for mold removal. It will not remove mold
growth. Ozone can be quite effective in the elimination of odors once
the remediation has been performed. Ozone treatment should only be
performed on unoccupied areas and according to equipment
manufacturer recommended procedures.
9.12 Use of Heat in Mold Remediation
Mold is killed when heated in the range of 140 to 150 degrees Fahrenheit.
There are some vendors that sell equipment to heat the entire
structure and claim this kills mold inside the walls. We are doubtful
that this works as claimed. In addition, blowing air into rooms or wall
cavities – whether the air is room temperature or hot – can result in
the spread of mold spores and toxins. Nevertheless, heat can be
effectively used to kill mold in carefully defined and sealed off areas
such as hard to access wall cavities and behind cabinets that are not
practical to be removed or replaced. Even when the mold is killed the
mold toxins remain. It is imperative that mold in hidden cavities
killed by heat be sealed so that the toxins that remain are not released.
And the source of moisture that caused the growth in the first place
must also be eliminated.
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10. Remediation Evaluation
After the mold remediation work is completed, an evaluation of its
effectiveness should be performed. Evaluation findings can help
restore the confidence of all stakeholders. Outside contractors should
be given, with their job requirements, a description as to how the
success of a remediation will be determined.
An independent third party’s evaluation is a good way to provide
additional protection against potential future liability. Decide who
will do the evaluation, how the results will be used to demonstrate
that remediation goals have been met, and what next steps will be
taken if clearance criteria are not satisfied.
Professional mold remediators are trained to say they are not
responsible for evaluating their own work and prefer to rely on third
party consultants for such evaluations. For complex jobs this can
make sense, but for everyday jobs there is often no extra money to hire
consultants.
Money spent on consultants can often be better spent on eliminating
the mold and health threats to occupants.
The professional mold remediation contractor should be responsible
for evaluating as well as providing a warranty for the quality of his
own work unless a consultant will be hired to assume such
responsibility.
Make sure the remediation contractor has the appropriate mold insurance
coverage and is licensed for any construction work to be done.
Local building codes and state laws vary widely regarding the
requirements for licensing and the need for building permits.
For instance in our area in South Florida some cities require permits
for removing $500 of drywall. Some only for putting it back if the
job size is over $2500. Some allow any plumbing work up to $2500.
And some require a permit for swapping out a hot water heater.
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Many mold consultants and mold remediation contractors will tell
you that it is a conflict of interest for a remediation contractor to
assess or warranty his own work. That is nonsense of course.
In this industry rarely does either the consultant or the remediator
have insurance to cover the work they do (mold insurance) so they
will tell you that it is a conflict of interest for a mold contractor to
evaluate or warranty their own work to try to reduce their liability.
No doubt a third party consultant (an extra pair of eyes) can be useful
in many evaluations but in the real world funds for such activities are
typically limited.
In Florida the new mold licensing law (2007) requires that both mold
remediation contractors and mold consultants (assessors) carry mold
insurance. There are no requirements for consultants to evaluate
completed work. Mold remediation contractors are responsible for
the work that they do.
10.1 Remediation Goals
Clear and achievable goals should be set during remediation planning.
All parties involved in the project should understand and agree upon
the goals. It may be worthwhile for other stakeholders and affected
parties to participate in setting goals, since they may better appreciate
the costs and difficulties associated with expectations that are
unrealistic and impracticably strict.
A reasonable remediation goal is to restore the building to normal
(pre-loss) conditions, by confirming through testing, that the types
and amounts of mold particles in the air and settled dust are similar
in type and amount to what are present in clean, healthful areas. In
the residential or office environment, particularly if there have been
sick occupants, we have found the best approach is to bring the
environment back to "like new".
This means very thorough cleaning and disinfecting of contents as the
final stages of remediation:
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1.) Air washing all the walls, ceilings, furniture, drapes etc (using an
electric leaf blower works well.)
2.) Completely clean all surfaces of settled dust. We like to use Max
Swiffer to clean settled dust from hard surfaces such as floors,
cabinet tops, window sills, fan blades etc. There should be no dust
available for lift tape or swab samples. White glove / black glove
testing while "low tech" are the best tests for settled dust.
3.) Air scrub the indoor air or open windows and doors and replace
old indoor air with fresh outside air. Powerful fans can help.
4.) Repeat the air washing and Swiffer treatments as many times as
needed. Air scrubbing alone never cleans settled dust.
5.) Clean and thoroughly inspect air handler (metal) components
that are cleanable. Replace or clean and then encapsulate porous
AC system components.
This 5 step approach eliminates, in addition to mold spores, all health
problems from moisture damage such as mites and their feces,
bacteria, and insects along with toxin containing mold fragments
none of which are typically tested when sampling for mold spores.
Finally, remediation goals should also fit into a holistic approach to
improving and maintaining indoor air quality through preventive
maintenance, rather than simply reacting to problems.
10.2 Evaluation Criteria and Methods
Once goals for the remediation have been determined, evaluation
criteria and methods can be selected. The methods and extent of
evaluation should depend on several factors, especially the extent of
the contamination problem and the community’s concerns. For
“Minimal” contamination cleaned by routine housekeeping, a sensory
inspection alone should be adequate to judge project completion.
When “Moderate” or “Major” contamination is present or health
concerns have elevated the importance of the issue, a more thorough
evaluation and communication of findings is advised.
Setting evaluation criteria involves determining beforehand how
much contamination may remain after remediation is complete – in
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other words, deciding what indicators or measurable results will be
considered evidence of an acceptable outcome or job “clearance.”
Setting clearance levels too low will impracticably increase costs
without additional practical benefit. Instead, the criteria should be
selected to show, in combination with other evidence and information
about the remediation activities, that both the remediated area was
acceptably clean and dry at the time when the job was finished and
that conditions that allowed mold growth were corrected. When
using numerical criteria for clearance, it may be necessary to set test
method-specific criteria for interpreting testing results. This must be
determined before the remediation work begins and should ideally be
understood and accepted by all key stakeholders.
The usual issue that comes up in determining remediation goals is
whether the goal of remediation is to bring the location back to preloss condition or to a pristine / "like-new" condition.
This can be an important distinction if the location was originally
rather dusty or dirty. Dust and dirt always contain settled mold
spores and the toxins and allergens that always accompany them.
Once an occupant is exposed to mold they may become sensitized and
returning the contaminated space to pre-loss condition may not be
acceptable to provide a healthful environment for (now) mold
sensitive occupants. The remediation goal may need to be to bring the
environment to pristine or "like-new" condition.
10.2.1 Evaluation of Remediation Methods
The project manager should confirm that the previously determined
remediation plan is being followed or needs to be updated. This
should be confirmed by periodic inspections and a closeout document
that should be included in the final report.
The following are examples of some common problems that may be
identified by the project manager.
•
•
incorrect mixing of chemicals;
overloaded HEPA filters in vacuum cleaners and negative air
machines, that no longer draw enough air;
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•
problems with the integrity of the plastic containment around the
work area. For example, doors or windows opened on a windy day
can often disturb a temporary containment made from plastic sheeting;
• complacency regarding use of respirators; and
• not bagging materials and not properly cleaning off surfaces
before leaving containment area.
If significant inadequacies are revealed, proper remediation protocol
should be resumed before remediation activities continue.
10.2.2 Sensory Approach
The sensory approach should be used to evaluate all mold
remediation efforts, from the most routine “Minimal” problems to
“Major” problems. The sensory approach involves using senses of
sight and smell to determine the presence or absence of visual and
olfactory signs of conditions that support mold growth. Combined
with evidence that effective methods for removing mold
contaminants were used and moisture problems were addressed, the
sensory approach offers a practical and common sense option for
evaluating whether remediation goals have been met. Sensory criteria
should include, at a minimum, that there is no visible mold growth,
negligible dust, no moldy odors, and no apparent dampness.
One very important indicator of mold removal effectiveness is the
overall cleanliness of the work site after job completion. The presence
of any remaining visible dust or mold indicates that cleaning and
restoration were not adequate. The presence of any dirt, moisture,
debris, and dust should not be tolerated in remediated areas after
project completion. Methods to document a sensory evaluation
include written testimonials, photographs, white glove/black glove
inspection for dust, and confirmation by an independent third party.
A white glove/black glove inspection involves allowing suspended
matter time to settle, then wiping a finger over all or representative
(previously determined) surfaces to demonstrate general cleanliness.
In addition to the areas of contamination, areas that will underlie
repaired or re-constructed structures should be assessed before
reconstruction.
93
In our experience the best way to tell if wood or drywall has been
properly remediated (unless it has been replaced with new) is to
paint all remediated surfaces with Foster 40-50 or DP2545 (or
equivalent) which are white colored encapsulants. Testing of
surfaces is not required when encapsulated. And encapsulation
with mold inhibiting paint will keep mold from returning even if
there is a little moisture now and then.
10.2.3 Moisture Testing
In addition to the sensory approach, one common method to evaluate
moisture control is to measure moisture levels of affected materials
and surfaces and/or the indoor air relative humidity.
Moisture readings are essential to proper drying techniques in order
to avoid mold growth. However once there is mold, moisture
readings are often wasted efforts.
Generally speaking mold remediation procedures are wet procedures
so knowing how wet or dry something is before mold remediation is
not useful.
The encapsulants that we use (with mold inhibitors in them) are all
water based. (We do not use enamel based Kilz.) Materials do not
have to be dried before being encapsulated. Nor does the encapsulant
have to be dry before walls are rebuilt.
All is all, we rarely care about water content of materials that we are
to remediate.
Why do mold consultants spend hours taking moisture measurements
of mold contaminated areas? It makes them look scientific? The
numbers fill reports? They bill by the hour? We don't really know ...
just that such measurements are almost never useful for mold
remediation work (although they are imperative to follow the success
of water removal/ dryout work.)
10.2.4 Air Sampling / Mold Testing
See booklet Beyond the 10' Mold Inspection, Hope Academic Press,
2007. Available from Amazon.com.
94
All mold testing should follow the IESO (www.IEStandards.org)
standards for sampling. A copy of the standard is included in an
appendix to our book on mold sampling – Beyond the 10' Mold
Inspection.
10.2.5 Clearance Testing; Lab Results and Reporting
a. Air samples collected should be 75-150 liters or larger.
b. Leading labs count 85%-100% of the trace (unless mold counts
are very high and then they can accurately count less.) Some labs
only check 25% of the trace in which case, if you use them, your
sampling volume should be 4X higher (300-600 liters). **
c. There must be a least one set of duplicates in the sample set. This
will show stakeholders how much testing varies and that air
sampling is often times not very exact.
d. The lab should not make the determination as to whether the
results indicate a problem or not. This determination should be
made by a mold consultant or mold remediation contractor who
should consider many additional factors in addition to lab results:
Is the moisture problem fixed; musty smells; potential for hidden
mold; signs of water damage; seasonal issues; quality of air
conditioner filters; how "dirty" the home or office is;
carpets/tile/wood flooring; and other important factors.
e. All lab results must be included in the report, including raw scores.
f. Don't assume that all labs provide quality work. Check them
yourself from time to time by taking quadruplicate sets of samples
and sending pairs to different labs. You will be surprised by how
much the results will vary, not only within duplicates sent to the
same lab but even more so between labs. Some labs count broken
mold spores. Some only count whole ones. Some labs will count
a spore as a certain type with only a 50% confidence level that
another analyst will reach the same conclusion. Some will require
** When sampling outdoors with significant mold counts or sampling known contaminated
areas, sample volume can be relatively small even if the lab is reading 25% of the trace.
The volume of spores counted and the accuracy will still be in an acceptable range and not
near the D.L. (detection limit.)
95
85% confidence or more. And some will give you the numbers
they think you want if you put write down "clearance testing";
"investigation - sick people"; etc.
g. Tape lifts, swabs, or wall cavity checks must be clearly identified
as such and carry this disclaimer in large type: “Tape, swab, or wall
check test results do not indicate levels of mold in the indoor air.”
h. Explain that attic spaces and wall cavities are not considered
indoor spaces and are not included in clearance testing. There is
always mold in these spaces. If you cannot detect the mold inside
the home or office because either the contamination in the attic
or wall cavities is slight or the areas are well sealed ... then by
definition there is no current indoor air problem.
i. All testing should have the following or similar disclaimer in large type:
Test results for mold spores are a snapshot of the office or residence’s
indoor environment at the time of testing. An office or residence tested
to have no detectable indoor mold growth at the time of testing does
not mean that it will be free from mold growth problems in the future
if indoor moisture is not controlled. Mold will always return if indoor
moisture levels are not controlled.
10.2.6 The Successful Remediation – Tips from the Experts
• Set up and cleaning usually take longer and cost more than
removing the problem materials.
• Infrared thermographic cameras have, in general, replaced
moisture meters in documenting moisture problems or the lack
thereof. The thermographic images are easily understood and give
occupants confidence that the moisture problem has been solved.
• An air duct cleaning company will always recommend that the air
ducts and AC unit be cleaned and serviced. When there is a
problem with the AC system, the duct work directly above the air
handler (called the supply plenum) is almost always contaminated
while the rest of the duct system is typically fine (unless the
building is old). The contaminated supply plenum is inexpensive
to replace with new or can often be cut open easily vacuumed and
then encapsulated and resealed.
96
•
The moisture problem that caused the mold growth in the AC
system is often due to an air leak in a duct or wall allowing warm moist
air to come in contact with a cold HVAC surface. It must be repaired.
Rarely in a residential setting does the entire duct system need
cleaning. Cleaning often damages fragile air ducts. Commercial,
metal lined ducts can be cleaned.
There has been evidence that mycotoxins can attach themselves to
fine dust particles. These particles and the toxins they contain are not
detected in traditional air or dust samples sent to the labs for mold spore
analysis. Toxin-laden fine dust particles and stray mold spores must
all be removed before an area can be “mold free.” The following or
similar procedures should be incorporated into the remediation process.
Note that in a typical square foot of contaminated wall-board,
there can be billions of mold spores. The more careful you are to
minimize their spread during the removal of moldy materials, the
less time and cost involved in clean up.
o Before remediation begins: Set up appropriate containment
including sealing AC supply and return ducts in the work
area. Cover furniture with plastic sheeting. Make sure carpets
are covered. Follow all applicable health and safety guidelines.
Please note that in the typical situation in which the
occupants are not allowed to be in the home or office during
the remediation, the usual containment as per EPA guidelines
for a minor problem can can be a powerful fan placed in a
window frame pulling contaminated air out of the closed off
room(s) being remediated. Too much money can be wasted on
building fixed containments that are not necessary but look
“professional” and are expensive.
o
HEPA vacuum the surface of the mold-contaminated
materials to reduce the spread of mold spores before starting
the removal of problem materials. We often use standard Shop
Vacs with drywall filters for the "HEPA" vacuuming but use a
long extension to allow the Vac to exhaust outside. This
approach is much safer and much less expensive than using an
actual HEPA rated vacuum machine.
97
o
After HEPA vacuuming moldy exterior surfaces, fog surfaces
with a common household disinfectant. Moistening the
surface will further reduce the amount of mold spores that
become airborne during removal.
o
Before removing drywall, cut 2”-3” inch holes in the
drywall using a drill with the appropriate cutting element
and HEPA Vac, and then fog with disinfectant the interior
of the wall cavities to moisten the interior mold spores,
thereby reducing the number of mold spores becoming air
borne during removal. (When we HEPA Vac the wall interior
we take a rubber mallet and whack the wall while vacuuming in
order to dislodge loose mold spores.)
o
If carpet is old or water-damaged, make sure that it is removed
prior to clearance testing. We like to fog the carpet with disinfectant
to moisten it before it is removed. This keeps down the "dust".
o
After remediation, all surfaces must be cleaned of settled dust.
Dust Magnet and similar sprays work well. We like to use
Swiffer. Cloths that are damp with disinfectant work well.
HEPA vacuuming is also good. Walls must be wiped down as
well. All carpeted floors must be vacuumed with a quality
carpet vacuum equipped with a HEPA filter or Steam Cleaned.
o
Alternatively, or in addition to hand cleaning surfaces, an
electric leaf blower along with one or more powerful air
scrubbers can be used to air wash the entire indoor space. Air
wash walls, ceiling, curtains, and furniture.
o
Or if almost clear, we usually give the go ahead to rebuild.
There will always be some stray mold spores in the exposed
wall cavities, but when the walls are sealed back up, any mold
presence inside walls in trace amounts will be undetectable in
inside air and, therefore, not a health problem.
o
The AC system should be fitted with a MERV 11 air filter and
the AC fan should be run continuously 24/7 for a few days to
trap any stray particles.
98
11. Mold Insurance Claims
When is MOLD covered?
In most cases, mold is NOT excluded from policies when it is a result
of water damage from a covered loss. This is the case even if the policy
says that there is no mold coverage.
For example, homeowner’s insurance policies in Florida that have
mold coverage are usually capped at $10K unless the homeowner has
purchased additional coverage which some insurance companies offer.
This means mold testing & remediation are capped at $10K but there
almost always is another $10K for build back. Many other states have
similar mold coverage. Commercial policies for office buildings differ
as they are often not regulated by the State Insurance Commissioner.
Generally, much of the remediation work can be classified as
remediating water damaged materials and as such is not under the
$10K cap.
Living expense that may be incurred because the mold growth has
made the residence uninhabitable is not part of the $10K cap.
There are instances when mold claims due to water damage are
denied. If there is no tangible evidence of a covered loss such as a burst
pipe or a hurricane wind damaged leaking roof, both of which are
covered losses, then chances are the claim will be denied.
If any plumbing leak has gone unrepaired for 2-3 weeks or more and
the leak was obvious but the insurance company can prove that the
homeowner did not fix in a timely manner … then more than likely
the claim will be denied.
Examples of excluded causes of mold:
•
Generally speaking insurance will pay to bring the problem area
to pre-loss condition and not to "like-new" condition in regard to
fine cleaning.
99
•
•
•
•
•
•
•
•
However old rugs, carpeting, and other porous contents that
become water damaged should be brought to like-new condition
and if this is not possible they should be discarded.
Closets with high moisture content that result in mold but where
there is no plumbing or roof leak.
High water table (exterior water source) where property does not
have proper drainage and wets the interior wall bottoms and
grows mold.
AC drain pan drip overflow that is defined as a seepage or slow
leak and not as a result of a broken pipe.
Mold growing in an AC closet due to moist attic air entering the
closet as a result of a construction defect.
Kitchen cabinets that are water damaged and moldy due to slow
leak in a faucet that should have been repaired by normal
maintenance.
Water seepage into walls cavities due to bad window caulking
which is a maintenance item.
Water seepage into wall cavities due to bad caulking or broken
grout in and around shower or tub area. This is considered bad
maintenance and may not be covered.
Roof leaks due to old and poorly maintained roofs.
Examples of covered causes of mold:
•
•
•
•
AC water event from a broken PVC pipe as evidenced by a new
pipe or joint installed by plumber or home owner.
Kitchen cabinets that are water damaged, swollen, delaminating,
and moldy due to any kind of leak inside the wall that could not
be detected and would not be expected to be handled by normal
maintenance.
Window leaks as a result of wind driven rain from a hurricane are
covered but the higher hurricane deductible applies.
Roof leaks from any age roof as a result of a hurricane.
100
The Adjuster
Below we list a typical set of guidelines that an independent adjuster
uses in a mold loss investigation. Please note that the typical adjuster
neither has any training nor certifications in water damage or mold.
In addition, their insurance policy which covers them on errors and
omission that may happen in the course of their work does not
include coverage for errors in mold claims.
The Investigation by the Adjuster
Site Inspection
•
•
•
•
•
Determine the cause of loss
Quantify scope of mold damage and water damage.
Photograph all damage.
Identify prior water damage or long term water problems (that
could cause the claim to be excluded.)
Immediate notification to supervisor of claimed health issues and
extent of mold growth.
Coverage
•
•
•
•
•
•
•
Determine if mold was caused by covered peril
Identify if long term and if during policy period.
Identify exclusions
Identify any extended coverage and limitations of same.
Was mold growth due to failure to mitigate by insured?
Was mold growth due to improper water extraction work?
Was claim reported promptly?
Damage Assessment
•
•
Mold remediation scope (protocol) is best handled by Hygienist
or Certified Mold Assessor
General discussion of New York City and EPA Guidelines
101
•
•
Issues of HEPA Vacuum, Air Scrubbing, Containments
Obtain agreed price with a remediation contractor.
Typical Adjuster Procedure for Handling Mold Claims
Involvement:
•
•
•
•
•
•
•
•
Verify existence of mold
Verify quantity of visible mold
Provide insured with a recommendation as to available hygienist
or certified mold assessor (either called “assessor”) if insurance
company wants to use one for the claim. (Such an assessor will
often be someone that gets recommended by the insurance
company when they have the insurance company’s interests in
mind and not the home owner’s interests. The adjuster cannot tell
you who to use but just the price that they will pay for such
service.)
Meet with assessor
When the adjuster receives the report (testing and/or proposed
mold remediation protocol) from the assessor, he should review
and then forward to insurance company.
Coverage decisions are made by insurance company and not
independent adjuster.
Settlements are made by insurance company and not adjuster.
Provide home owner with recommended mold remediation
contractor that will do the work for the settlement price. (Very
often these will not be either licensed or insured companies. The
adjuster cannot tell you who to use.)
Procedures for Addressing Water Damage / Mold Claims with
Insurance Company
•
•
•
Receive call from insurance company to visit location.
Verbal review of loss with insurance company by telephone call
during initial visit to insured’s home.
Based on the extent of damage recommend dry out contractor or
102
•
•
not (during phone call to insurance company.)
Inspect property and complete full scope of work.
Prepare estimate.
If Mold is Present or Expected
•
•
•
•
•
•
•
Identify areas where it is present or expected to be present.
Identify quantities of mold. Some insurance company guidelines
state that if below 10 sq ft recommend New York City. In such a
case cleaning is recommended. No assessor or no mold
remediation required.
Take photographs
Notify insurance company from loss site by phone that there is
mold.
Call assessor if directed by insurance company.
Enlist remediation company or prepare estimate based on the
assessor’s protocol.
Keep insurance company advised of testing and remediation
during the course of the work.
Preparing Mold Remediation Proposals
The Xactimate program is the number one estimating program in the
nation preferred by the largest Insurers. State Farm, Farmers,
Nationwide, U.S.A.A., N.F.I.P. and many more have either chosen
Xactimate, or use a similar software product.
This software uses rates for services and materials calculated based on
past history for specific regions. Regional differences can be
substantial. The rate tables for different cities/ counties can be
downloaded free as part of the monthly subscription.
Xactimate works on macros. You build one or more macros for mold
remediation and then reuse or tweak the macro for any particular job.
Below we include an example of a proposal done using the macros we
like to use.
103
Certified Mold Free Construction
2881 W Lake Vista Circle, Davie FL 33328
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Client:
Property:
Operator Info:
Operator:
Type of Estimate:
Dates:
Date Entered:
Price List:
Estimate:
XXXXX
Fax:
(954) XXXXXXX
XXX Stafford Lane W
Boynton Bch, FL
LINDA
Water Damage
01/17/2006
FLFL4B53
Restoration/Service/Remodel
For Adjuster SPILATRAS
BRIEF DESCRIPTION OF SCOPE OF WORK:
Due to a burst pipe, the apartment was flooded causing damage in several parts of the house. Several walls need to be
replaced and in the process containments must be set up to make sure that any mold problems that may be in the walls do not
contaminate the home. In addition, there is visible mold in the air handler closet that must be remediated under containment.
Finally the unit must be clearance tested and provided with a certificate of completion.
IMPORTANT: A state licensed building contractor has the legal right to make a claim under Florida Mechanics Lien Law
and report past due account to credit agency(s). Past due is 60 days after completion of work. Past due accounts will be
subject to a service charge of 1.5% monthly or 18% annually. In the event of controversy arising out of this writing, the
prevailing party shall be entitled to reasonable attorney fees and court costs. Customer agrees that venue and jurisdiction will
be in appropriate courts in Broward County, Florida. Notice To Owner will be filed upon the start of all work. Liens will be
filed on past due accounts.
Each person accepting this proposal shall be personally liable for full compliance herewith. Signing this agreement
constitutes an order and cannot be canceled without expense to customer.
NOTE: We use bleach and/or household or hospital disinfectants in mold remediation work. By signing this proposal you
agree to their use.
Terms: 50% up front, 50% upon completion
Sincerely,
Gary Rosen, Ph.D.,
Florida Licensed Building Contractor CBC1250821
Certified Indoor Environmentalist
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
ACCEPTANCE: Customer signature indicates agreement with the credit terms and policies where applicable. Accepted and
agreed to by:
_________________________________________________________________________________________________
Sign
Print
Date
__________________________________________________________________________________________________
for Company (please print company name if applicable)
SPILATRAS
01/17/2006 Page: 2
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
For Adjuster SPILATRAS
Room: General Items
DESCRIPTION
QNTY
REMOVE
REPLACE
TOTAL
Haul debris - per pickup truck load 1.00 EA
131.07
0.00
including dump fees
PERMITS AND FEES - MOLD FREE
1.00 EA
0.00
995.00
CERTIFICATION
Mold Certification provided by 3rd party Certified Mold Free Corp, which carries $5million in mold insurance.
131.07
Room Totals: General Items
995.00
1,126.07
Room: Front Bedroom
DESCRIPTION
REPLACE
TOTAL
Laminate - simulated wood flooring - High
258.00 SF
0.00
8.31
Grade
Tear out non-salv laminate floor & bag258.00 SF
1.95
0.00
Black water
Contamination - pre & post test - air or
4.00 EA
0.00
132.29
surface testing
Mold Testing is done by 3rd party Certified Mold Free Corp which carries $5million in Mold E&O insurance.
2,143.98
Containment Barrier/Airlock/Decon.
Chamber
Peel & seal zipper
Negative air fan/Air scrubber (24 hr period)
- No monit.
SPILATRAS
QNTY
100.00 SF
REMOVE
0.00
0.56
503.10
529.16
56.00
1.00 EA
0.00
10.44
10.44
2.00 DA
0.00
72.84
145.68
01/17/2006 Page: 3
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
CONTINUED - Front Bedroom
DESCRIPTION
Equipment setup, take down, and
monitoring (hourly charge)
Add for personal protective equipment
(hazardous cleanup)
Tear out wet drywall, cleanup, bag for
disposal
Walls around AC closet
QNTY
REMOVE
REPLACE
TOTAL
1.00 HR
0.00
37.02
37.02
2.00 EA
0.00
9.41
18.82
110.00 SF
0.46
0.00
50.60
1.00 HR
0.00
40.00
40.00
2.00 HR
0.00
37.02
74.04
Cleaning & Remediation - Supervisory per hr
Water Extraction & Remediation
Technician - per hour
Additional labor related to mold contamination.
Apply anti-microbial agent
110.00 SF
0.00
0.17
18.70
1/2" drywall - hung, taped, ready for
texture
Seal/prime the surface area - one coat (antimicrobial coating)
Paint the surface area - two coats
110.00 SF
0.00
1.88
206.80
110.00 SF
0.00
0.84
92.40
110.00 SF
0.00
0.63
69.30
12.00 LF
0.47
2.62
37.08
R&R Baseboard - 3 1/4"
Room Totals: Front Bedroom
4,033.12
Room: Breakfast Nook
DESCRIPTION
surface testing
SPILATRAS
QNTY
REMOVE
REPLACE
TOTAL
4.00 EA
0.00
132.29
529.16
01/17/2006 Page: 4
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
CONTINUED - Breakfast Nook
DESCRIPTION
QNTY
REMOVE
REPLACE
TOTAL
Chamber
Peel & seal zipper
- No monit.
(hazardous cleanup)
disposal
Wall under window
100.00 SF
0.00
0.56
56.00
1.00 EA
0.00
10.44
10.44
1.00 DA
0.00
72.84
72.84
2.00 HR
0.00
37.02
74.04
2.00 EA
0.00
9.41
18.82
2.00 HR
0.00
40.00
80.00
4.00 HR
0.00
37.02
148.08
252.00 SF
0.46
0.00
115.92
252.00 SF
0.00
0.17
42.84
texture
Texture drywall - machine
252.00 SF
0.00
1.88
473.76
0.00 SF
0.00
0.41
0.00
252.00 SF
0.00
0.84
211.68
Room Totals: Breakfast Nook
SPILATRAS
252.00 SF
0.00
0.63
158.76
9.00 LF
0.47
2.62
27.81
2,020.15
01/17/2006 Page: 5
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Room: Rear Bedroom
DESCRIPTION
REPLACE
TOTAL
4.00 EA
0.00
132.29
surface testing
529.16
Chamber
Peel & seal zipper
QNTY
100.00 SF
REMOVE
0.00
0.56
56.00
1.00 EA
0.00
10.44
10.44
1.00 DA
0.00
72.84
72.84
2.00 HR
0.00
37.02
74.04
2.00 EA
0.00
9.41
18.82
2.00 HR
0.00
40.00
80.00
4.00 HR
0.00
37.02
148.08
disposal
Wall under window
392.00 SF
0.46
0.00
180.32
- No monit.
(hazardous cleanup)
252.00 SF
0.00
0.17
42.84
texture
Texture drywall - machine
392.00 SF
0.00
1.88
736.96
0.00 SF
0.00
0.41
0.00
392.00 SF
0.00
0.84
329.28
Room Totals: Rear Bedroom
SPILATRAS
392.00 SF
0.00
0.63
246.96
14.00 LF
0.47
2.62
43.26
2,569.00
01/17/2006 Page: 6
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Room: Master Bath
DESCRIPTION
QNTY
REMOVE
REPLACE
5.50 LF
7.72
145.97
845.30
2.00 EA
0.00
132.29
surface testing
264.58
R&R Vanity - High grade
Chamber
Peel & seal zipper
- No monit.
(hazardous cleanup)
Room Totals: Master Bath
Line Item Subtotals: for AdjusterSPILATRAS
SPILATRAS
100.00 SF
0.00
0.56
TOTAL
56.00
1.00 EA
0.00
10.44
10.44
1.00 DA
0.00
72.84
72.84
2.00 HR
0.00
37.02
74.04
2.00 EA
0.00
9.41
18.82
1.00 HR
0.00
40.00
40.00
2.00 HR
0.00
37.02
74.04
1,456.06
11,204.40
01/17/2006 Page: 7
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Adjustments for Base Service Charges
Adjustment
Carpenter - Finish, Trim/Cabinet
Cleaning Remediation Technician
Drywall Installer/Finisher
Wood Flooring Installer
Painter
148.06
74.04
398.16
175.96
105.56
Total Adjustments for Base Service Charges:
901.78
Line Item Totals: for Adjuster SPILATRAS
SPILATRAS
2,106.18
01/17/2006 Page: 8
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Summary for Water Damage
Line Item Total
Total Adjustments for Base Service Charges
Material Sales Tax
@
6.000% x
Subtotal
Overhead
Profit
Replacement Cost Value
Net Claim
SPILATRAS
@
@
10.0% x
10.0% x
2,967.00
11,204.40
901.78
178.02
12,284.20
12,284.20
12,284.20
1,228.42
1,228.42
14,741.04
14,741.04
01/17/2006 Page: 9
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Recap by Room
Estimate: for Adjuster SPILATRAS
General Items
Front Bedroom
Breakfast Nook
Rear Bedroom
Master Bath
1,126.07
4,033.12
2,020.15
2,569.00
1,456.06
9.30%
33.31%
16.69%
21.22%
12.03%
11,204.40
901.78
92.55%
Base Service Charges
Total
12,106.18
100.00%
Subtotal of Areas
SPILATRAS
7.45%
01/17/2006 Page: 10
Tel: 954-614-7100 Fax: 954-452-3543
www.mold-free.org
Recap by Category
O&P Items
Total Dollars
%
CABINETRY
802.84
5.45%
GENERAL DEMOLITION
1,039.92
7.05%
DRYWALL
1,417.52
9.62%
FLOOR COVERING - WOOD
2,143.98
14.54%
995.00
6.75%
PERMITS AND FEES
FINISH CARPENTRY / TRIMWORK
91.70
0.62%
PAINTING
1,108.38
7.52%
WATER EXTRACTION & REMEDIATION
3,605.06
24.46%
11,204.40
901.78
178.02
1,228.42
1,228.42
76.01%
6.12%
1.21%
8.33%
8.33%
O&P Items Subtotal
14,741.04
100.00%
Grand Total
14,741.04
Subtotal
Base Service Charges
Material Sales Tax
Overhead
Profit
SPILATRAS
@
@
@
6.000%
10.00%
10.00%
01/17/2006 Page: 11
Appendix A
Example Step-by-Step Remediation Procedures
The following example is a step-by-step procedure on contaminant
removal, engineering controls, and personal protection for the EPA
major category. Problem categorization is based on the extent of
visible fungal growth both observable on surfaces or expected in
hidden spaces; the degree of contamination, and the potential for
releasing contaminants. The procedures in Appendix A are for
instructional purposes. The practices and procedures for each specific
mold remediation project need to be defined specifically for that
project. The following procedures do not detail moisture control
measures, that are critical to permanently address any mold problem.
Professional evaluation or professional remediation services may be
helpful or necessary for Major remediation problems.
Practices and Procedures for “Major” Problem Remediation
Step 1. Select personal protective equipment. Workers should
protect themselves with the following:
➢ Respiratory protection capable (N-95 or better) of
filtering particles down to 0.3 microns. A half or full-face
respirator equipped with a P100 filter cartridge that
filters both particulates and acid gas is recommended if
strong bleach will be used in confined areas with
inadequate ventilation.
➢ Protective covering (disposable Tyvek or washable outer
clothing, long-sleeved tops, long pants);
➢ Eye protection (goggles which exclude fine dusts) unless
full-faced respirator is used;
➢ Gloves (impervious to any chemicals used and, if
applicable, sharp objects).
115
Step 2. Contain work area and limit access to authorized personnel.
➢ Erect containment around the area of visible and
suspected hidden mold growth, extending several feet
beyond the affected area. This should be designed to seal
off the contaminated area in an air-tight manner and be
under negative pressure. An effective decontamination
unit system should also be constructed for entering and
exiting the remediation work area.
➢ Isolate the air-handling system from the work zone by
sealing off supply and return grills with plastic sheeting
and duct tape. (HEPA vacuum or clean AC supply and
return grills before covering them.) If the area being
remediated is served by an HVAC system, it should be
shut down prior to any remedial activities.
➢ Establish a negative air pressure differential of >5 Pa or
>0.02 in. water column at all times between indoor areas
external to the containment barriers and the enclosed
remediation area. Establish negative pressure using
HEPA-filtered ventilation equipment or axial fan ducted
to the outside. Provide make-up air and test or monitor
containment for leakage.
Step 3. Prepare the work area to minimize mold disturbance that
will occur during remediation.
➢ Remove easily accessible surface growth by HEPA
vacuuming (a standard shop vacuum is not adequate
unless the unit is outside and a long hose is used) and
damp wiping.
➢ HEPA vacuum or damp wipe areas and materials, such
as furniture, that will be excluded or removed from the
work area. Use component removal1 methods where feasible.
Step 4. Perform mold remediation activities, including detailed
cleaning and/or removal of mold contaminated materials.
116
➢ Removal should include all carpeting and furnishings
that have, or had, visible mold growth or strong mold
odors, or remained wet for longer than 48 hours and are
not easily cleanable.
➢ Non-porous materials need to be thoroughly cleaned
(including metal, ceramic tile, porcelain, glass, hard
plastics, finished solid wood items, and concrete).
➢ Porous items such as wall board and semi-porous items
such as pressboard cabinets and structural wood such as
studs should be discarded if they cannot be brought to
"like new" condition by bleaching and encapsulating.
Step 5. Paint wall cavity interiors with encapsulant. Reconstruct.
Step 6. Clean as needed
➢ Fabric furniture and carpeting should be HEPA
vacuumed, shampooed or steam cleaned.
➢ After remediation, bring air scrubbers into areas to be
cleaned, and with an electric leaf blower, air wash the
entire indoor space including walls, ceiling, furniture,
drapes.
Step 7. Perform a final cleaning and drying of non-porous surfaces,
including surfaces surrounding discarded porous materials.
➢ Damp wipe or dry wipe the cleaned materials (we like Swiffer)
to remove any remaining contamination or soiling residue.
Step 8. Perform a thorough post-remediation evaluation and
document work performed. Evaluate cleaning practices
using previously identified evaluation methods to determine
if clearance requirements have been satisfied.
1 Component removal techniques involve enclosing or sealing the surfaces of whole assemblies,
sections of building materials, furnishings in plastic or other impermeable materials before
removal. For example, wrapping, removing, and disposing of entire components of cloth
cubicles or entire sheets of wall board while they are in one piece.
117
Step 9. Once post-remediation criteria have been achieved,
deconstruct containment and then remove air-handling
equipment. Air-handling equipment should be left running
until the entire containment has been completely taken
down and removed.
Step 10. Periodically inspect for the continuing presence of excess
moisture and/or return of mold growth before rebuilding or
refurnishing. If growth reappears, the moisture problem has
not been corrected. Perform further investigation to
determine moisture problem, correct the moisture problem,
and remediate mold growth.
118
Appendix B
Mold Remediation References
Mold remediation guidance documents describe or recommend
various control measures based upon the extent or type of mold
contamination. Our guidance is generally consistent with the
guidelines below.
“Mold Remediation for Schools and Commercial Buildings.” U.S.
EPA
Indoor
Environments
Division.
April
2001.
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).
“Should You Have the Air Ducts in Your Home Cleaned?” U.S. EPA
Indoor Environments Division (6609J)Office of Air and Radiation
(OAR) http://www.epa.gov/iaq/pubs/airduct.html
"Industrial Hygiene Preventive Medicine Mold Assessment Guide"
(2002) published by the US ARMY at http://chppmwww.apgea.army.mil/mold/TG278.pdf
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
NYC Guidelines on Assessment and Remediation of Fungi in Indoor
Environments. http://www.nyc.gov/html/doh/html/epi/moldrpt1.shtml
“Beyond the 10' Mold Assessment: A Guide to Mold Assessment for
the Chemically Sensitive Understanding the Limits of Mold Testing”
Hope Academic Press, 2007. Available from Amazon.com
“Assessment, Cleaning, and Restoration of HVAC Systems (ACR-2002).”
National Air Duct Cleaners Association (NADCA) of Washington,
D.C. Available for purchase by contacting NADCA: www.nadca.com
119
Appendix C
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: _______
Occupant Information
Name:________________________________________________
Location:______________________________________________
_____________________________________________________
1st Contact
Date:_________________________Time: ___________________
121
General Conditions (Age; potential for dry rot; type of walls;
insulation; etc:) _________________________________________
_____________________________________________________
_____________________________________________________
Pets: _________________________________________________
Noticeable Odor: _______________________________________
_____________________________________________________
_____________________________________________________
Health Problems of Occupants:
_____________________________________________________
_____________________________________________________
Client Interview:
Any floods? Black water or gray water? How long was it wet before
being dried out? Was a professional called in to dry out the water? If
so what was the procedure? Did they dry wall cavities and behind
cabinets? Anyone sick from mold? Sensitive to mold? Chemically
sensitive? Have problems with bleach smells?
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
_____________________________________________________
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
122
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
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?
_____________________________________________________
_____________________________________________________
_____________________________________________________
123
Inside
❏ Discoloration or mold on baseboards, wallboards. Additional
surfaces: ___________________________________________
__________________________________________________
❏ 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:_______
124
❏ HVAC system contamination evaluation
Specify: ____________________________________________
__________________________________________________
❏ Carpet and padding. Carpet tack discolored? Other flooring.
Specify: ____________________________________________
__________________________________________________
❏ Contaminated area(s).
__________________________________________________
__________________________________________________
Total square footage:__________________________________
❏ Structural issues.
Specify: ____________________________________________
__________________________________________________
❏ Electrical issues.
Specify: ____________________________________________
__________________________________________________
❏ Containment issues
Explain how easy or difficult it will be to keep from cross
contaminating other areas during remediation activities. 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 occupants/pets required?
Specify: ____________________________________________
__________________________________________________
125
Children:_________________________ Age: _____________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
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)
126
❏ Identified water source
❏ Shut down water supply
Response team consists of:
________________ _______________
________________ _______________
________________ _______________
________________ _______________
________________ _______________
________________ _______________
Phase III – Assessment
_______________
_______________
_______________
_______________
_______________
_______________
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? What is the general state of the problems space and
surrounding area? Clean or dusty/ dirty? _________________
__________________________________________________
After rebuild, should air samples be taken to confirm that there are no
elevated levels of airborne mold. ______________________________
127
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: ____________________________________________
❏ Dehumidification methods used.
Specify: ____________________________________________
❏ Wall cavities and behind cabinets dried?
Explain: ___________________________________________
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): _______________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
__________________________________________________
128
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 ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Photos ❏ _________________ ______ _______ _______
___________________
Phase VI – Post- Remediation Cleaning Date:________________
Air scrubbing/ air filtering ________________________________
Fogging ______________________________________________
Carpet cleaning (with HEPA vacuum or steam vac) _____________
Furniture cleaning (leather, fabric) Describe:
_____________________________________________________
129
Phase VII – Final Inspection & Clearance Testing
Date:_________________
❏ Visual, Procedural, Analytical.
Specify: ____________________________________________
__________________________________________________
❏ Third party.
Specify: ____________________________________________
__________________________________________________
❏ Remediation contractor.
Specify: ____________________________________________
__________________________________________________
Representative:
–––––––––––––––––––––––––––––––––
Date:
–––––––––––––––––
Attorney-Client Privileged Document
Confidential
130
Telephone Interview Log
Occupant Information:
Name:________________________________________________
Location: _____________________________________________
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):
__________________________________________________
__________________________________________________
131
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:______________
132
Appendix D
Basements Water Problems
Moldy or Musty-smelling Basement
Mold and mildew are musty smelling fungi that thrive in moist
conditions. Keeping humidity down reduces the chances for mold to
grow. Mold will not grow at less than 65% relative humidity (in the
absence of water leaks)! Any groundwater, plumbing or other leaks
should be fixed, as part of a strategy to eliminate mold. A
professionally installed Basement Dehumidifier will dry the air and
automatically drain the water out of a hose, so you never have to
empty it as you do with a portable dehumidifier.
Concrete Basement Floors
Sealing moisture from permeating up through a porous concrete floor
will lower the relative humidity–helping to prevent mold growth and
will improve energy efficiency throughout the home.
Mold, Mildew, Odors & Crawl Space Moisture
Mold and odors are common to crawl spaces due to the damp
environment. Sealing a crawl space with an impervious plastic liner
will result in lower levels of crawl space moisture. This is the best
solution to lower the relative humidity and thus prevent mold growth.
This is especially important for a basement with a dirt floor.
Crawl Space Dehumidifier
A crawl space dehumidifier can play an important part in drying out
and creating a healthier crawl space environment.
Water Leaks
Water will enter the basement through the walls, floors, and joints
between them. Over the years, contractors and engineers have
developed a wide variety of methods to keep basements dry. Some of
133
these methods are more effective than others. There are three possible
solutions:
•
•
•
Exterior Excavation
Interior Baseboard System
Negative-side Sealant
Among the best of these methods is to install an interior baseboard
drainage system along the perimeter of the floor. There are a few
challenges to this method however. One is to keep the drain from
being clogged by mud over the years. Many homeowners go years
without a water problem and then develop one due to the existing
sub-floor and sub-surface drains clogging with mud.
Another challenge is to set up the system to accept water from the
walls without leaving a large unsightly gap at the edge of the floor
which can collect dirt and debris from the floor - another potential for
clogging the drain.
Wall Cracks and Leaks
A poured wall crack is generally caused by concrete shrinkage and this
shrinkage will continue for three years after the walls are initially
poured and sometimes continue even longer. And then, continued
pressures such as soil contraction and expansion can cause further
cracking and separation. So a long term solution is needed, and one
that is flexible enough to permanently fix the crack with continued
wall movement.
We recommend having the cracks professionally sealed with flexible
sealant. The work should include a guarantee.
Hose/Water Tank Leaks
Many times basements are flooded from other sources than ground
water seepage. Leaking water heaters and washing machine hoses
account for tens of thousands of flooded basements each year. When
a water heater leaks, an unlimited supply of water under pressure will
flood the basement. A standard 3/8” washer hose that bursts at 70 psi,
134
will shoot out up to 650 gallons per hour. If these disasters happen
when nobody is home to notice, they can fill a basement up right to
the top!
Several companies sell and install Water Protection Solutions to
prevent these potential disasters.
Search the web for professionals to help you fix problem basement by
using keywords such as: basement; water; mold
135
Appendix E:
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 F
Glossary of Terms
AEROSOL: small liquid or solid particle, which can remain
suspended in air for some time.
ALLERGEN: a substance (such as a mold spore) that can elicit an
excessive immune response such as hay fever, rashes, sinusitis, or
asthma symptoms.
AMPLIFIER: An item (material, substrate, etc.) that supports the
active growth and proliferation (increase in numbers) of mold.
ANTIMICROBIAL: an agent used to suppress or retard
microorganisms on direct contact (e.g., a fungistatic agent is used
against fungi).
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 that 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 and
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. For example,
plastic sheeting used to enclose a work area to prevent disturbed mold
particles from drifting into adjacent or connected areas.
CONTAINMENT BARRIER: Polyethylene sheeting (or other
nonpermeable materials) used to completely seal off a work area to
prevent the airborne distribution of contaminants to areas outside the
containment zone.
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DETERGENT: A cleaning agent. Detergency refers to the ability to
remove soil.
DISINFECTANT: Any agent that significantly reduces the numbers
of undesirable or infectious microorganisms, but may not eliminate
all (e.g., not all bacteria or fungi spores).
DISINFECTION: The elimination and destruction of
microorganisms, which may allow for survival of some resistant
organisms (e.g., bacterial endospores or fungal spores).
ENCLOSURE: The practice of attaching a rigid and durable barrier
to building components, with all edges sealed for the purpose of
permanently enclosing contaminants.
FUNGI: A biological kingdom of organisms that includes, among
many others, mushrooms, puffballs, yeasts, and molds. There are
between 1 million and 10 million species of fungi.
FUNGISTATIC: A chemical agent incorporated into or applied onto
a material to suppress or slow the growth of fungi on direct contact.
GENUS: A biological level of classification directly above the species
level. In the practice of naming mold, the genus is indicated first and
is capitalized (e.g., Aspergillus is the genus of the mold named
Aspergillus fumigatus). There often are many different species within
a single genus. The plural form is genera.
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. See the Dept. of Energy standard DOESTD-3020-97
for details.
HEPA-FILTERED VACUUM: A vacuum with a properly installed
High Efficiency Particulate Air filter capable of collecting and retaining
particulate matter 0.3 microns or larger at an efficiency rate of 99.97%.
HIDDEN MOLD: Mold growth on building materials or assemblies
of building components that are obscured from the view of an
observer within building spaces normally intended for occupancy.
Common examples include contamination beneath carpeting or
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padding, behind fixed cabinetry or shelving units, in spaces above a drop
ceiling, in air-handling or distribution systems, or within a wall cavity.
HYPERSENSITIVITY PNEUMONITIS: (a.k.a. extrinsic allergic
alveolitis or "farmer's lung") A syndrome characterized by
inflammation of the lungs caused by inhalation of certain allergens.
Typically occurs in the occupational setting following the repeated
inhalation of very high levels of an allergen(s), including mold
allergens.
LASER PARTICLE COUNTER: Electronic device that scans the air
for particles in different size ranges. For mold spores, the channels of
5 micron and 10 micron are used. In this particle size range, dust can
interfere with the measurements. However, since dust usually is evenly
spread throughout a building, if you scan using the laser counter from
room to room and see particles in the 5 and 10 micron range jump,
there most likely is a mold problem in that room.
METABOLITE: A chemical produced by the metabolism of a living
organism; produced by enzymatic action.
MICROBE: A microorganism, including types of fungi and bacteria
that are usually not visible to the naked eye. Indoor biological
contamination can include other microbes in addition to mold, which
may affect the remediation strategy.
MICRON: A unit of measure equal to one millionth (10^6) of a
meter; also known as a micrometer. Approximately equal to 1/25,000
inch.
MOISTURE CONTENT: The mass of moisture held in a material,
relative to the material. Measured as the mass of water as a percentage
of the dry mass of a material. Expressed as a percentage [(wet mass –
dry mass) (100)]/(dry mass), or in terms of mass of water over
material volume. Moisture content can be measured in the field using
a moisture meter that is appropriate and calibrated for the material.
Different moisture content values can be tolerated, depending on the
material, before mold growth occurs.
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MVOCs: Microbial Volatile Organic Compounds: chemicals that can
be produced by actively growing molds and bacteria, which are
released as gases into the air and are responsible for the characteristic
moldy or musty odor.
MYCOTOXIN: A harmful substance produced by a fungus, which
affects the structural or functional integrity of cells or tissues.
Mycotoxins are usually found in the spores, filamentous structures,
and/or the surrounding growth material.
MYCOLOGIST: A microbiologist who studies or has “expert”
knowledge of fungi.
NADCA: National Air Duct Cleaners Association. Trade group that
publishes the standard "Assessment, Cleaning, and Restoration of
HVAC Systems" (ACR-2002).
NEGATIVE PRESSURE: An atmosphere created in an enclosure
such that the air pressure within the enclosure is less than the air
pressure outside the enclosure, resulting in the tendency for airborne
particles to be drawn in rather than out.
NIOSH: National Institute for Occupational Safety and Health
ODTS: Organic Dust Toxic Syndrome (a.k.a. pulmonary mycotoxicosis,
"humidifier fever," or "silo unloader's disease"). Illness characterized
by chest tightness, flu-like symptoms, and possibly other symptoms
following a single, very heavy microbial exposure (including mold).
Such extreme conditions are rarely found in homes or offices.
PATHOGENIC: A microbe capable of causing disease by direct
contact, typically through infection. The molds most often regarded
as pathogenic are those most frequently known to cause opportunistic
fungal infections, primarily among immuno-compromised
individuals (e.g., Aspergillus fumigatus). A microbe that produces
toxins that cause disease in the absence of the microbe is not defined
as pathogenic.
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 that absorb
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moisture (liquid water or humidity). Examples include wood
products, paper products, fabric, carpet and pad, plasterboard,
drywall, insulation, and ceiling tiles. 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 germinating and
producing a colony (for example, mold spores or fragments of
hyphae).
PROTECTIVE CLOTHING: Garments worn by workers to keep
gross contamination from contacting skin surfaces and reaching
underlying clothing layers.
RELATIVE HUMIDITY (RH): A ratio quantifying 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 as a percentage. Warmer air has a greater capacity to hold
water in the vapor form than does cooler air.
REMEDIATION: The spectrum of measures intended to correct a
problem and restore the environment to a useable state. Mold
remediation is 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.
SANITIZER: An agent with cleansing and antimicrobial properties
that reduces or inhibits microbial growth.
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. Some
spores of mold and bacteria may be highly resistant and able to survive
adverse environmental conditions.
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STERILIZE: Kill or inactivate all microorganisms.
STERILANT: An agent or process used to sterilize a surface or media.
TAXONOMY: An orderly system for classifying and naming living
organisms based upon how closely groups or individuals are related.
See also GENUS and SPECIES.
TOXIC: Toxic refers to the inherent ability of a substance to cause
harm to living cells or biological tissues.
TOXIGENIC: An organism that can produce one or more toxins.
Examples of fungi that can produce toxins under certain conditions
include the certain species of Aspergillus, Penicillium, Fusarium,
Trichoderma, Memnoneniella, and Stachybotrys chartarum (note that
other species may also produce toxins).
VIABLE: Able to reproduce under appropriate conditions (the
opposite of non-viable). Some mold testing methods only detect
molds that will grow on the specific culture medium used – molds
that are non-viable or don’t grow on that medium will be missed.
Some mold spores can remain viable for many years.
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