atc associates environmental consulting and engineering
TRANSCRIPT
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ATC ASSOCIATES Environmental Consulting and Engineering
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Introduction to Mold in Buildings and Carpet Contamination
Vermont School Boards Insurance Trust
April 8, 2004
Presented By:
Thomas J. Broido
ATC Associates, Inc.
Richmond, Vermont
802-434-2113
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Discussion Topics
What Is Mold? Why Mold Grows in Buildings Potential Health Effects Testing for Mold Removing Mold Maintenance Issues Carpet Issues Management Issues For Additional Information
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What Is Mold?
Fungi are neither animals nor plants and are classified in a kingdom of their own. The term mold is often used to describe fungi that grow indoors.
Molds reproduce by making spores.
It is estimated that over 1.5 million species of mold exist.
Mold spores waft through the indoor and outdoor air continually.
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Why Mold Grows in Buildings? Fungi require external
food for survival. Can be almost any carbon-based material:
Cellulose (e.g. wood, paper, drywall backing)
Starch-based pastes (e.g. in wallpaper)
Proteins (e.g. keratin in animal skin - Leather)
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Why Mold Grows in Buildings? Moisture is also essential (limiting factor)
Roof Leaks, plumbing leaks Cracks in building envelope (stucco) Water vapor from high humidity Condensation from temperature differentials
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Why Mold Grows in Buildings? When all conditions are favorable,
extensive growth can occur!
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Potential Health Effects
Fungi can enter body through four routes: Inhalation - most common Skin Contact Ingestion Injection
Fungi is potentially hazardous in four ways: Mold spores – Allergic reactions, Asthma Fungal Mycotoxins Microbial Volatile Organic Compounds (MVOCs) Opportunistic Infections - Healthcare
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Testing for Mold
Testing for mold is often performed during: Initial Investigations Before, during, and after
removal activities.
Samples may be collected of: air dust bulk materials
Samples may be culturable or non-culturable.
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Testing for Mold
Ideally, air sampling should employ both methods as neither is reliable alone.
ACGIH Criteria: In Non-problem environments, indoor fungi levels should be similar to, or lower than, outdoor levels. Also, the types of fungi (genus and species) found indoors should be similar indoors to that found outdoors.
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Removing Mold
EPA Guidelines OSHA Issues Negative Pressure
Containments HEPA Vacuums Trained Workers Personal Protective
Equipment
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Removing Mold
Porous mold-contaminated materials (e.g. drywall) require complete removal and replacement. Cleaning or spraying with chemicals is generally not recommended.
Semi-porous items (e.g. wood) may be sanded or brushed if only minor growth
Cleaning of non-porous items (e.g. metal, plastics, etc) may be performed in lieu of removal.
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Post Remediation Criteria Before containment is dismantled Visual Inspection Levels Inside Similar to Outside Species Rank Order Inside Similar to
Outside If Project Fails Criteria
Costs for re-cleaning Time frame for re-testing
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Insurance Issues
Cause of Loss Source of the water Time frame after loss Property condition at time of loss
Pre-existing Conditions Difficult to establish
Speed of Response Time Quick response controls overall costs Dry in 48 hours !!!
Exclusions
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Maintenance Issues
Roof leak events Water infiltration events – foundation /
window leaks / building envelope Toilet / bathtub / shower overflow Pipe leak events Dishwasher, washing machine,water
heater and any other equipment breakdowns
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Maintenance Issues
Signs of potential mold growth: Musty odors Leaky windows - condensation on sills Paint / wallpaper delaminating Stained carpeting Presence of multiple portable de-humidifiers Visible mold growth General lack of maintenance Elevated moisture in building materials
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Maintenance Issues
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Carpet Issues
Moisture Damage Water Infiltration/Leaks Temperature Differentials
Condensation
Wet Cleaning Adjacent Floors Improper Cleaning
Dirt Build-up Inadequate Extraction Lack of drying within 24 hours
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Mold Growth in Schools
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Quick Response Time
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Water Damage Response
USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 Clean Water Damage – Mold Prevention
Dry within 24-48 hours Remove water with water extraction vacuum Reduce ambient humidity levels with dehumidifier Accelerate drying process with fans Clean and dry sub-floor ????
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Water Damage Response
USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001
Type 2 or 3 Water Damage – biological or chemical pollutants
OSHA may require PPE and Containment Experienced Professional
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Water Damage Response
USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 Clean Water Damage – Mold Growth
Less than 10 square feet– Wet vacuum or steam clean
– HEPA Vacuum
– Respirator, gloves, goggles
– No Containment
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Water Damage Response
USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 Clean Water Damage – Mold Growth
10 to 100 square feet– Wet vacuum or steam clean & HEPA
Vacuum or
– Dispose
– Respirator, gloves, goggles
– Limited Containment
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Water Damage Response
USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 Clean Water Damage – Mold Growth
Greater than 100 square feet– Wet vacuum or steam clean & HEPA
Vacuum or
– Dispose
– Respirator, gloves, goggles
– Full Containment
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Mold Response - IICRC
Institute of Inspection Cleaning and Restoration (IICRC) S520 – Mold Remediation - 2003
Condition 1 – normal fungal ecology Condition 2 – traces of growth Condition 3 – actual growth
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Mold Response - IICRC
Condition 1 Clean per IICRC S001
Condition 2 Cleanable per IICRC S500 Recommend wet methods
Condition 3 Usually cannot be effectively restored If attempted, follow Condition 2 Start and finish with HEPA vacuum
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Response - IICRC
S500 – Water Mitigation Cushion
If Category 2 or 3 Water – Remove and Dispose Carpet
If Category 1 Water – Clean per S001 If Category 3 Water – Remove and Dispose If Category 2 Water – Clean if Cost Effective
– Biocide and Hot Water Extraction Cleaning– Other Methods Not Effective
» Absorbent Compounds and Pads» Dry Foam» Shampoo
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Response - IICRC
S001 – On Location Textile Floor Coverings Carpet
Dry Soil Removal – Nap Prep & Vacuum Soil Suspension – Chemicals, Heat, Agitation, Time Soil Extraction Nap Setting or Grooming
Drying !!!!!!!– 24 hours
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Public Relations
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Management Issues
Who is responsible to respond to water losses Custodial/Housekeeping ? Maintenance ? Business Office ? Risk Management ?
Who handles communications with occupants and the press
Who hires outside firms when necessary Communication and documentation
Insurance and public relations purposes
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Management Issues
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Management Issues
Have Water Loss Response Plan in Place Responsibilities Vendors under contract
Consultant Drying Contractor Remediation Contractor
Response times Approved methods
Consult with Insurance Carrier Know coverage, co-insurance Approved contractor requirements
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For Additional Information Moldupdate.com Insurance Industry website Institute of Inspection, Cleaning and Restoration
Certification – www.iicrc.org EPA: Mold Remediation in Schools & Commercial
Buildings – March 2001 www.epa.gov.iaq. American Council of Governmental Industrial
Hygienists – Bioaerosols. Assessment and Control –1999 www.acgih.org
New York City Dept. of Health Services – Guidelines on Assessment & Remediation of Fungi in Indoor Environments – 2000