ATC ASSOCIATES Environmental Consulting and Engineering

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

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

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.

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)

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

Why Mold Grows in Buildings? When all conditions are favorable,

extensive growth can occur!

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

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.

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.

Removing Mold

EPA Guidelines OSHA Issues Negative Pressure

Containments HEPA Vacuums Trained Workers Personal Protective

Equipment

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.

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

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

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

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

Maintenance Issues

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

Mold Growth in Schools

Quick Response Time

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 ????

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

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

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

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

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

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

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

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

Public Relations

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

Management Issues

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

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