environmentally friendly mold remediation techniques that

G A R Y R O S E N , P H. D.LEED Accredited Professional

Environmentally FriendlyMold Remediation Techniques

That Significantly ReduceChildhood Asthma

Environmentally Responsible Procedures Appropriate for USGBC (LEED-NC) “Green Buildings”

Mold, Moisture, Health & SafetyThe latest break through research from US EPA scientists in 2007 shows that indoor moldproblems 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 oftenimproperly done because professional mold remediation contractors are not trained to followEPA 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 foryears, causing or exacerbating respiratory problemsparticularly in children.

✔ Poor mold remediation work can actually be the causeof asthma

✔ In this book we explain how to identify mold relatedproblems and how to best fix them.

✔ Such fixes do NOT have to be expensive

✔ We will also explain how indoor mold growth can affectchildren in ways not at all related to asthma since sometypes of mold toxins affect the brain. Mold exposure cancause headaches, lack of concentration and evenbehavioral problems such as attention deficit-like disorders, or even addictive orimpulsive behavior in children (adults too).

Hope Academic PressTampa, FL

CHILDREN HEALTH

Gary Rosen, Ph.D., C.I.E.C. A Ph.D. biochemist and state licensed buildingcontractor restores mold and water damage homes and businesses to safeand healthy places to live and work for children and mold sensitive individuals.Dr. Rosen is the author of thepopular "When Traditional MedicineFails...Your Guide to Mold Toxins".

Published byHope Academic PressTampa Florida

Environmentally FriendlyMold 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

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 orby any means, electronic, mechanical, including photocopying,

recording, or by any information storage or retrieval system, withoutwritten 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 AmericaISBN: 978-0-9794956-6-3

Table of ContentsSection Page

1. According to the Latest EPA Research ..............................................................32. Beyond Asthma ..............................................................................................333. Liability Issues ................................................................................................434. Failed Remediation .........................................................................................475. Communication .............................................................................................516. Evaluating the Initial Mold Growth Investigation...........................................537. Determining the Remediation Scope ..............................................................558. Administrative Controls..................................................................................659. Remediation Practice Considerations..............................................................67

9.1 Building codes, practices, and materials differ throughout the U.S......689.2 Deciding Whether to Bring in Outside Help ......................................699.3 Personal Protection..............................................................................709.4 Contaminant Control..........................................................................719.5 Cleaning and Removal of Contaminated Materials .............................739.6 Moisture Control.................................................................................819.7 Cleaning of Remediation Equipment ..................................................839.8 Waste Disposal ....................................................................................849.9 Heating, Ventilation, and Air Conditioning Systems...........................849.10 Use of Disinfectants and Pesticides ....................................................869.11 Use of Gas-Phase Ozone....................................................................889.12 Use of Heat in Mold Remediation ....................................................88

10. Remediation Evaluation................................................................................8910.1 Remediation Goals ............................................................................9010.2 Evaluation Criteria and Methods .......................................................9110.2.1 Evaluation of Remediation Methods...............................................9210.2.2 Sensory Approach ...........................................................................9310.2.3 Moisture Testing .............................................................................9410.2.4 Air Sampling / Mold Testing...........................................................9410.2.5 Clearance Testing; Lab Results and Reporting ................................9510.2.6 The Successful Remediation – Tips from the Experts......................96

11. Mold Insurance Claims.................................................................................99Appendix A. Example Step-by-Step Remediation Procedures............................115Appendix B. Mold Remediation References......................................................119Appendix C. Useful Forms................................................................................121Appendix D. Basement Water Problems ...........................................................133Appendix E. Less Toxic Cleaning ......................................................................137Appendix F. Glossary of Terms..........................................................................155

Environmentally Friendly Mold Remediation Techniques That Significantly Reduce Childhood Asthma

1. According to the Latest EPA Research: Mold is a MajorCause of Childhood Asthma

It seems like just about every day now our office gets a call from aparent whose pediatrician has prescribed a mold check up for theirhouse. Children are sick with allergy like symptoms, but after extensiveallergy 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 moldcheck ups when prescribed by local pediatricians. In just about halfof the homes we are sent to, there is a mold problem. And in almostall cases when the mold problem is taken care of, the child’s healthimproves and often times gets completely better.

It is amazing how this business has grown over the last 2-3 years. In2004 only once or twice a year would our mold check up services beprescribed by a pediatrician.

But this growth is only a small tip of the iceberg. At this point onlya very, very small percent of the pediatricians are up to speed on therelationship between mold and childhood illness and only very fewprescribe mold check ups for homes.

The relationship between mold and childhood health should be nosecret. Our government has been spending millions of dollars a yearon research in this area. And their findings have been published inmajor medical and scientific journals.

But somehow you never read about any of this work in the New YorkTimes section on health or see anything on TV about the remarkableGovernment findings on indoor mold and the impact on childhood health.

According to the American Lung Association, the annual direct healthcare 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 billiondollars. Prescription drugs represented the largest single direct cost, at$5 billion.

3


4

With big drug companies spending over $30B per year in advertising,is it any wonder than the media does not cover the latest USGovernment research that shows indoor mold can actually be thecause of childhood asthma and removing children from moldyenvironments 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 adrug 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 accuratemeasurement of how “sick” a building is. The technique is based onassessing the DNA of mold in a home’s settled dust and comparing itto a known standard established from a large data base of both sickand healthy homes. This technological breakthrough hastremendously advanced our ability to carefully examine therelationship between illness and a building’s degree of mold sickness.

Two epidemiological studies on the cause of asthma were recently


conducted in Ohio. Children living in water damaged homes werestudied and the dust in these homes analyzed.

There was an 80% likelihood of finding an asthmatic child in a homewith mold problems1.

Furthermore, successful remediation of the moisture and mold inthese homes significantly reduced the asthmatic child’s need foreither emergency room visits or hospital admissions duringfollow-up2.

These are unbelievably powerful findings. Mold causes childhood asthmaand proper remediation can dramatically reduce asthma attacks! Asummary of this new work performed by the US EPA and funded bythe 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 professionalmold remediation contractors are not trained to follow EPA approvedprocedures for mold removal.

Improper remediation procedures actually produce toxin containingconstruction dusts; and the improper use of chemical cleaners anddisinfectants result in harmful residues.

Chemical residues and toxin containing dusts as a result of poorremediation procedures often persist for years, causing or exacerbatingrespiratory problems, particularly in children. Poor moldremediation work can actually be the cause of asthma.

5


1 Vesper SJ, McKinstry C, Yang C, et al. Specific molds associated with asthma. J OccupEnviron Med. 2006;48:852–858.

2 Kercsmar CM, Dearborn DG, Schluchter MD, et al. Reduction in asthma morbidity inchildren as a result of home remediation aimed at moisture sources. Environ HealthPerspect. 1006;114:1574 –1580

Susceptibility to Asthma Controlled by Modifying the Environment

Stephen VesperU.S. EPA/Office of Research and Development (ORD)/National Exposure Research Laboratory (NERL)

Although this work was reviewedby EPA and approved for

publication, it may not necessarily reflectofficial Agency policy.

ACKNOWLEDGEMENTSPrimary 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 ClinicalResearch Center grant MO1RR00080. This research was also supported by US EPA Cooperative Agreement CR827942-01-0 and funds from the US EPA’s National Centerfor Environmental Assessment’s “Children at Risk” Program and “Asthma Initiative”.

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 toreduce asthma costs in the US.

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 statis-tically 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 asth-matic 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.

Benefit: 10-Fold Reductionin Medical Intervention

0

2

4

6

8

10

12

1 2

Med

ical

Inte

rven

tions

for A

sthm

a

Non-Remediated Remediated

Table 1. Comparison of mold populations in cell equivalentsper g dust from asthma and control homes. (GM ratio = GMof asthmatic home/ GM of control home)

Table 2. Odds ratios for predicting illness based on relative moldiness index© (ERMI©).

Geometric Means (GM)

Group 1

Asthma Homes (n=60)

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 *

Aspergillus restrictus 227.79 298.52 0.763 -0.332 0.740 Aspergillus sclerotiorum 474.12 429.75 1.103 0.238 0.812

Aspergillus unguis 3831.60 1881.66 2.036 1.002 0.316 Aspergillus versicolor 4261.87 1948.05 2.188 0.839 0.402

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 1.160 0.392 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 1.091 -0.090 0.929

Scopulariopsis brevicaulis 1179.00 480.64 2.453 2.112 0.035 * Scopulariopsis chartarum 446.12 577.68 0.772 -0.452 0.651

Stachybotrys chartarum 648.07 334.71 1.936 1.690 0.091 * Trichoderma viride 1602.96 284.82 5.628 2.601 0.009 **

Wallemia sebi 18954.01 8442.97 2.245 1.952 0.051 * Group 2

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 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 0.344 Epicoccum nigrum 407868.70 920578.10 0.443 -3.093 0.002 **

Mucor amphibiorum 12028.50 20292.92 0.593 -1.031 0.303 Penicillium chrysogenum 11362.78 11222.07 1.013 0.215 0.830

Rhizopus stolonifer 571.72 724.86 0.789 -0.818 0.413 *** p � 0.001; ** p � 0.01; * p � 0.1

RMITrueNegative

FalsePositive

FalseNegative

TruePositive

No.correct

No.wrong

Oddsratio

-9 2 20 1 59 61 21 5.90-8 2 20 1 59 61 21 5.90-7 2 20 1 59 61 21 5.90-6 2 20 1 59 61 21 5.90-5 3 19 1 59 62 20 9.32-4 5 17 2 58 63 19 8.53-3 5 17 4 56 61 21 4.12-2 6 16 6 54 60 22 3.38-1 6 16 6 54 60 22 3.380 9 13 8 52 61 21 4.501 11 11 10 50 61 21 5.002 11 11 11 49 60 22 4.453 12 10 14 46 58 24 3.944 12 10 17 43 55 27 3.045 12 10 18 42 54 28 2.806 12 10 20 40 52 30 2.407 14 8 25 35 49 33 2.458 15 7 27 33 48 34 2.629 16 6 35 25 41 41 1.90

10 17 5 38 22 39 43 1.9711 18 4 41 19 37 45 2.0912 19 3 45 15 34 48 2.1113 19 3 46 14 33 49 1.9314 19 3 48 12 31 51 1.5815 20 2 49 11 31 51 2.2416 20 2 52 8 28 54 1.5417 20 2 54 6 26 56 1.1118 21 1 54 6 27 55 2.3319 21 1 56 4 25 57 1.5020 21 1 58 2 23 59 0.7221 21 1 58 2 23 59 0.72

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.

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

Molds associated with asthma

7

But generally the causes of the water damage that gives rise to moldand resulting illness are construction defects involving the airconditioning system, window or door installation, or drainage. Orthey are problems that arise from plumbing leaks or roof leaks that arehidden or left unattended.

Environmentally Friendly Mold Remediation Techniques That SignificantlyReduce Childhood Asthma is a hard core book dealing with mold problemsfor people that are serious about restoring indoor environments tohealthy, safe places to live and work, and to prevent the occurrenceand symptoms of asthma and other mold related illnesses.

In this book we explain how to identify mold related problems andhow 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 minorwater leak and upgrade the AC filter!

We will also explain how indoor mold growth can affect children inways not at all related to asthma since some types of mold toxins affectthe brain. Mold exposure can cause headaches, lack of concentrationand 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 donot. Similarly with the neurological affects of mold, some kids aresensitive to such toxins and get ill. Many do not. Many sick kids withmold induced neurological disorders get better when the exposureproblems are mitigated. But some never get better without propermedical treatment for such exposure. For more information onmedical treatment for neurological problems due to mold exposure werecommend the book Mold Warriors by Dr. Ritchie Shoemaker or oursister book When Traditional Medicine Fails: Your Guide to MoldToxins by Gary Rosen, Ph.D. and James Schaller, M.D. Both booksare available on Amazon.com.

EPA and OSHA Mold Removal Guidelines

EPA and OSHA guidelines (see references in Appendix B) for homeowners, schools, and businesses provide easy to follow procedures for


handling simple to even moderate sized mold problems usinghousehold cleaners and minimal equipment. These techniques aredeveloped to be environmentally friendly (Green cleaning techniques).And they work.

Most mold remediation contractors deny that such common senseand environmentally friendly techniques work. They are usuallytrained to rely on harsh chemicals and to use expensive techniquesdeveloped many years ago to remove asbestos. Though suchtechniques may look impressive with massive containments andpeople wearing moon suits, such techniques do not work as well asnewer EPA approved techniques developed specifically to removemold. And such asbestos removal techniques can be up to 3-4 timesas costly while less effective than the newer (and environmentallyfriendly) mold removal techniques.

The mold remediation industry has not only driven up costs but alsoput consumers at risk. They are also putting themselves out ofbusiness as new laws to protect consumers (such as Florida's newmold law) come into effect that replace inadequately trained, non-licensed and non-insured mold workers with state licensedcontractors.

Not surprisingly, more and more businesses as well as schools andeven home owners are looking to do mold remediation workthemselves.

This book can help. It has been written to provide builders, facilitymanagers and homeowners with the knowledge to get the job done –and done right – while putting the utmost emphasis on protecting thehealth of workers and occupants.

We explain, step by step, the different options available for properlyhandling common mold problems with in-house staff using onlyenvironmentally friendly household cleaners.

8


And when a mold problem may be too complex to be done with in-house staff, we explain what to look for in professional services.

Emphasis is on environmentally safe procedures that fully restorehomes, schools, or offices to “like new” condition…. both mold freeand chemical free. As a result, occupants, especially children, willexperience a significant reduction in mold related problems includingasthma and asthma like symptoms.

Simply Killing Mold Does NOT Solve the Problem

Remediation contractors often focus on killing mold rather thancleaning. Cleaning means removing. Chemicals that kill mold oftenleave potentially harmful residues. Such residues can actually makeoccupants sicker than they were before the remediation.

Mold that has been killed has the same toxicity and allergenicity asdoes live mold. The toxins and allergens are NOT killed ordeactivated when the mold is killed.

According to the EPA, killing mold is not enough. The mold must beremoved in order to return the residence, school, or office to a healthfulenvironment. Not removing mold is a poor remediation technique.

Please see Appendix E for a detailed presentation on non-toxiccleaning developed for us by Jim White, a noted authority in housingfor the chemically sensitive.

How Do Health Problems Arise from Indoor Mold?

Most people are not affected by even relatively high indoor levels ofmold growth, while mold-sensitive people, especially young childrenand the aged, can be irritated or even made ill by even a very smallamount 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 vianasal 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 remediatewithout removing the air handler.

Bottom picture: Once the air handler was removed, the supply plenum could be vacuumedand painted with mold inhibiting encapsulant to return the material to “better than new”. Theunit 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 theAC return air plenum. The yellow box shows that the inside corner of this plenum was notsealed. 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 nastyattic smells and irritation to the 2 asthmatic children.

Bottom picture: Once this leak was sealed, children started seeing health results almostimmediately.

Air sampling will only rarely catch this problem. A thorough visual inspection is required.

11


inhalation of airborne mold, mold spores and fragments, and thetoxins, irritants and allergens they may contain. And these problemsoften are caused by an improperly installed or improperly maintainedHVAC (Heating, Ventilation, Air Conditioning) system.

In 80-90% of the homes, schools, or offices where people are ill orirritated 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, itoften means that they are using old fashioned dust producing techniquesfor the remediation work and they need to wear those suits to protectthemselves so they don’t get sick while creating huge amounts of moldcontaminated toxic construction dust. Such dusts are rarely properlycleaned up and often contaminate the remediation area, as well asadjacent areas and the HVAC and duct system, potentially causinghealth problems for children and other sensitive people.

Health problems can also be the result of chemicals (biocides) that airduct cleaners and AC contractors almost always spray into air ducts.In almost all air duct systems in use in homes, schools, and offices, atleast 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 theEPA for use on fiberglass ductboard or fiberglass lined ducts so it

is important to determine ifsections of your system containthese linings before allowing theapplication of any chemicaltreatment. Note that to almostall air duct cleaning firms,spraying chemicals into an ACduct is what they call “cleaning.”

Your AC contractor or air ductcleaner may be well intentionedwhen they are spraying these

12


In this book we explain thelatest mold remediationtechniques that are suitable forchildren as well as othersensitive occupants. Andbecause these techniques don’tcreate contaminating dustsduring the remediation work,they can actually reduce the costof remediation by over 50%!

chemicals in your ducts; nevertheless they are illegal (per EPA) andcan make children and chemically sensitive occupants sick.

The Absence of Mold Standards

There are no standards or laws about how much mold or what kindof indoor mold growth is acceptable. This document considers allindoor mold potentially harmful when found at elevated levels.

It is important to understand that contamination is caused not onlyby mold but also by mold spores, the tiny mold seeds easily releasedto the air, as well as mold fragments that are often created by poorquality remediation work.

Mold contamination of the indoor environment has been linked todiscomfort and health problems including allergic reactions, asthmasymptoms, and irritant effects; and also to neurological conditions 3, 4

including headaches, lack of concentration, and a variety of othernon-specific health and behavioral problems particularly in children.

Unless mold contamination is severe, discomfort and health problemswill generally affect only a portion of the population that are muchmore "mold sensitive" than others.

All mold remediation work should be focused on making surediscomfort and health problems for all individuals including thosesensitive to mold are eliminated.

Proper mold remediation means that the mold and mold spores alongwith potentially toxin containing mold fragments and dusts beremoved. Again, killing the mold is not enough as the dead mold

13


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 Relatedto Mold Exposure and Moisture Indoors (September 30, 2004), published by the Centerfor Indoor Environments and Health at University of Connecticut Health Center withsupport from a grant by the U.S. EPA. Study available at no charge at:http://oehc.uchc.edu/clinser/indoor.htm

residues are just as much of a health concern to sensitive individuals aslive mold.

In many cases it is necessary for the remediation process to includeprotective measures to prevent or minimize potentially harmfulexposures to workers and occupants. Fortunately, new techniqueshave been recently developed for mold remediation that not onlydramatically reduce costs and protect workers and occupants ... butalso minimize irritation to sensitive people.

Remediation of mold refers not only to the process of removing themold growth, fragments and spores; remediation must also includethe elimination of the cause of the elevated indoor mold.

Mold growth is a result of water damage. Mold will start to growwithin 48 hours of a water leak if the leak is not fixed and the waterproperly 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, electricalfixtures 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 dueto decomposing insulation,

• leaks around windows and doors due to wood rot, stucco orcaulking 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 inwalls or ceiling (often in and around AC closets); or even fromrecessed lights leaking moldy attic air into the house or office.

Even small amounts of nasty air from such hidden locations cancause irritation to the sensitive including asthma, wheezing andrhinitis.

Mold Remediation Does NOT Have To Be Expensive

Oftentimes all that is needed for a building and its occupants toreturn to health is stopping a water leak coupled with upgrading anAC filter. Once the water leak is stopped, visible mold can often beremoved simply and efficiently using household cleaners. Werecommend soap and water or any household disinfectant thatremoves mold such as bleach based products (Tilex® ) following EPAand OSHA guidelines as listed in Appendix B.

However removing hidden mold that requires opening wall cavities orceilings will require care to avoid contaminating the environmentsince the physical disruption of these cavities can release billions ofpotentially toxin-containing mold spores and fragments into theenvironment. The removal of any significant amounts of hidden moldshould be done by a professional.

The objectives of any remediation project are:

• Correct the underlying moisture problem that can include correctingair leaks into AC or ventilation systems that bring humid, non-conditioned, 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 settleddust as well as any contamination inside air conveyance systems.

• Cleaning must be done to the extent that there are no longerhealth or discomfort problems.

15


• Care must be taken in the choice of cleaners, sealants anddisinfectants with respect to any chemically sensitive occupantsthat have been identified prior to the work commencement.

• Chemically sensitive occupants that are relocated before workcommencement may have to stay relocated for an extended periodof time during the drying and curing of paint and sealants afterthe remediation and rebuild are complete.

• Repair property damage and prevent future loss to buildingmaterials and contents. The use of low emissions, low odor (low-VOC) paint is recommended to allow occupants to expeditiouslyreturn to their offices after the reconstruction is complete.

• Seal ceilings, recessed lights, ceiling panels, walls and floors to preventunplanned air flows from these non-conditioned spaces that oftenbring microbial contamination and odors into indoor spaces.

While it is best to address the moisture problem first, this may notalways be possible. In cases where solving the moisture problem mustbe delayed, it will still be prudent to remove the mold. However, themoisture 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 andcarried out carefully. When facing a suspected mold problem,consider the following:

• What was the source of the water: CLEAN, GRAY (contaminatedwith potential to cause illness), or BLACK (contains diseasecausing 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 ofremediation but are safe to use?

• Is the restoration work to be done with industry acceptedtechniques 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 ispossible due to the age of the building, a professional assessmentfor asbestos or lead paint should be carried out prior to any moldremediation work.

• Are both the air handler and the duct work to be included in theremediation scope?

• What types of cleaning chemicals and/or disinfectants are plannedto be used in the air conveyance equipment and duct work? TheEPA 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 futuremold problems?

• What are the goals of the remediation ... return to pre-losscondition or bring the work area and possibly surrounding areasto 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 thathas absorbed mold-related irritants. Will the remediationprocedure remove ALL mold contaminants?

• What about non-mold allergens that always accompany waterdamage such as insects, bacteria, and mites? Will they beeliminated as part of the restoration process?

• Do the remediation options limit the use of chemical disinfectantsand/or cleaners that may leave hazardous residues or irritatingodors?

• Will the restoration work provide a complete solution to allhidden mold or be focused only on visible mold?

Manufacturers have specifications as to how cleaning chemicalsand 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 orplastic AC ducting.)

• They also have specifications as to how these chemicals should beapplied, for example sprayed, sponged on, and sometimes fogged.

• And they have specifications as to what applications they aresuitable for (household use, commercial use, outdoor use, insideair 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 areplanned to be used "off label". Off label use may or may not be aproblem however you should know if and when off label use isplanned.

There should be no off label use unless approved in writing, inadvance of any work.

Sometimes cleaning is an iterative process taking several days orweeks. Unless proper cleaners and cleaning techniques are used, thecleaning agents, or disinfectants themselves may result in healthproblems and/or discomfort for some.

Since important details may vary from one situation to another, eachmold problem can be unique. The one thing that is common to mostproblems involving sick or sensitive people is the HVAC system.

As mentioned, it is our experience that 80-90% of the people ill frommold have problems associated with HVAC systems... either due toimproper sealing around these units and/or due to microbialcontamination within the units or associated ducting. These problemsoften are not able to be identified unless the air handler is firstphysically removed which is typically done only when completecleaning is performed.

A building with hidden mold contamination in the HVAC systemoften has other more visible mold problems. The HVAC problems areoften overlooked or ignored. But for children and other sensitivepersons 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 professionalmust be called to remediate. Such problems are not on the radarscreens of most mold assessors or mold remediators because they don’tmake 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 focuson important problem areas such as the contamination of AC orducting; or advising you that stopping a plumbing leak, followed bya little cleaning and opening some windows to “air the place out” willreturn the building and occupants to health.

For these reasons, there is a trend to train in-house staff to performmost mold remediation work and to use outside help only when thejobs are complex or need specialized equipment.

This book and the free on-line course available at www.Mold-Free.orgthat 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 forworkers (remediators) as well as occupants. And they focus oncookbook style, easy to follow, practical and quite cost effectiveprocedures for doing the actual remediation.

Because these guidelines are consumer oriented they can have atendency to be overly simplistic at times.

EPA and OSHA guidelines generally call for the removal of theunderlying mold contaminated material. This is not always necessaryor feasible, such as when wood structural members are involved; ornot optimal as when wood baseboard is mold contaminated but couldeasily be cleaned of mold and then reused.

19


The EPA & OSHA recommendations call for complex containmentswith air locks and 2-layers of poly for major contaminations.However, if areas are already heavily contaminated with mold, it canoften make sense to do the mold remediation without any complexcontainments 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 hardand fast rules. They tend to be fairly general as guidelines are typicallymeant to be, and allow quite a bit of flexibility depending on theexperience level of the practitioner.

While remaining consistent with EPA & OSHA guidelines, our bookintroduces newly developed technologies for mold remediation thatreduce the cost of remediation by over 50% yet are optimal forsituations 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 themold remediation industry, has developed the S520 MoldRemediation Standard, as an alternative to EPA and OSHA guidelines.

The foreword of IICRC S520 states: “S520 represents a philosophicalshift away from [the EPA & OSHA recommendations of ] settingnumerical mold contamination action levels. Instead, it establishesmold contamination definitions, conditions (1, 2, 3) and generalguidance, which, when properly applied, can assist remediators andothers in determining criteria that trigger remediation activities orconfirm remediation success.”

Now the EPA & OSHA guidelines say, more or less, if you have alittle mold just remove it. If you have a great deal of mold, here aresome 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 handlethe size of the job at hand. No doubt to do a proper visual identificationyou often must peak behind baseboards, under carpet edges or evenopen a wall or two. This is something that a mold remediationcontractor, facility manager or even many home owners can do.

The authors of S520 would disagree. Their focus is on sampling andnot visual identification to determine the extent and location of mold.And according to the S520 authors, sampling can only be done byindependent mold consultants and not mold remediation contractors.This requirement can significantly drive up costs. Money spent (oftentimes unnecessarily) on testing may have been better spent removingthe mold.

Additionally, S520 recommends certain remediation procedures thatare neither safe for workers, occupants or the environment. Forexample, S520 recommends sanding mold contaminated wood toremove mold. However, sanding produces hard to eliminate, moldcontaminated construction dusts and can release dangerous chemicalssuch as arsenic, often found in chemically treated (pressure treated) wood.

In our opinion S520 is NOT suitable guidance for Green moldremediation techniques.

Our experience fully supports the EPA and OSHA positions:

• Most mold problems can be handled properly and quite costeffectively without sampling or consultants.

• Safe and environmentally friendly household cleaners should beused for mold removal. No sanding, blasting, or biocide chemicalsthat may leave harmful residues should be used.

21


Book Organization

This document is organized into broad Sections and Appendices. Theinformation 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 remediationsmay 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 problemand select the appropriate remediation methods.

• Section 8 explains controls that can help limit worker andoccupant exposure.

• Section 9 explains remediation practice considerations, such asseeking outside help, personal protection, proper cleaning andremoval 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 usedin 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 JimWhite who is a well known expert in the field.

22


There are some excellent mold contractors out there, but be awarethat typical training for mold remediation contractors is only 3 daysin order to be called a Board Certified Professional. Their knowledgeof building codes and practices is often limited or non-existent andactual knowledge of mold remediation may be rudimentary.

Their professional organizations do not require them to carryinsurance for the mold work that they do. Nor are they required toprovide a warranty for their work.

Do not think that by considering doing mold remediation work in-house you are cutting corners on quality of work. Not if you read thisbook and follow our advice.

23


The following photo-micrographic pictures are of common indoormold. You can see how they vary a great deal in their physicalappearance. What they all have in common is that they all caneffect the health and well being of children and other sensitiveoccupants.

24

PENICILLIUM sp.

ALLERGENICITY: Allergenic.

MYCOTOXINSPRODUCED:

Various toxins by different species: Anacine, Arisugacins A&B,

Auranthine(sclerotigenin), Aurantiamine, Belfedrin A, Botryo-

diplodin, Brevianamid A, Chaetoglobosin A, B&C, Chlororugulo-

vasines A&B, Chrysogine, Citromycetin, Citreoisocoumarinol, Cit-

reoviridin, Citrinin, Communensins A&B, Compactin, Curvularin,

Cyanein, Cyclochlorotine, Cyclopenin, Cyclopenol, Cyclopiazonic

acid, Cytostipin, etc. Complete list available at reference below.

HUMANPATHOGENICITY:

Bronchopulmonary, nail, (sub)cutaneous, ear infections; systemic

disease; osteomyelitis; endophthalmitis; keratitis; esophagitis; peri-

carditis; endocarditis. Effects found mostly in immunocompro-

mised patients.

REFERENCE: http://www.ttuhsc.edu/SOM/Microbiology/mainweb/aiaq/Glossary.html

ASPERGILLUS ochraceous


MYCOTOXINSPRODUCED:

Ochratoxin, Penicillic acid.

HUMANPATHOGENICITY:

Antromycosis; mycotoxin-induced tubulonephritis; chronic intersti-

tial nephropathy.


STACHYBOTRYS sp.

ALLERGENICITY: Can be allergenic.

MYCOTOXINS PRODUCED:

3-Acetyl-deoxynivalenol , Atranones A-G, Cyclosporins, Diace-

toxyscirpenol, 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).

HUMAN PATHOGENICITY:

Mycotoxin-caused pulmonary hemorrhage/hemosiderosis in

infants; dermatitis; cough; rhinitis; itching or burning sensation in

mouth, throat, nasal passages, and eyes.


ASPERGILLUS clavatus


MYCOTOXINSPRODUCED:

Ascladiol, Brefeldin A, Cytochalasin E, Ribotoxins, Patulin, Tripto-

quivalins.

HUMANPATHOGENICITY:

Agent of allergic aspergillosis, pulmonary infection, and endocardi-

tis.


ASPERGILLUS niger


MYCOTOXINSPRODUCED:

Malformins B&C, Naphtho-gamma-pyrones, Ochratoxin A, Oxalic

acid.

HUMANPATHOGENICITY:

Etiologic agent of otomycosis; "Swimmer's ear;" onychomycosis;

can cause bronchopulmonary, pulmonary, nasosinus aspergillosis;

pneumonia; eye infections; invasive lung, heart and other disease.


SCOPULARIOPSIS sp.


MYCOTOXINSPRODUCED:

Unknown.

HUMANPATHOGENICITY:

Onychomycosis; pulmonary mycosis; invasive human infections;

sub-cutaneous infections, keratitis, endophthalmitis, mycetoma;

cerebral infections.


FUSARIUM sp.


MYCOTOXINSPRODUCED:

Acetoxyscirpenol, Acetoxyscirpentriol, Acetyldeoxynivalenol, 3-

Acetyl-neosolaniol, 15-Acetyl-nivalenol, 3-Acetyl-HT-2 toxin,

Acetyl-T-2-tetraol, Acetyl-T-2 toxin, Acuminatopyrone, Antibiotic Y,

Apotrichothecenes, Beauvericin, Butenolide, Calonectrin, Chlamy-

dospordiol, Chlamydosporol, Culmorin, Deacylcalonectrin, Deoxy-

fusapyrone, Deoxynivalenol (Vomitoxin), Diacetyl-nivalenol, Diace-

toxyscirpenol, etc. Complete list available at reference below.

HUMANPATHOGENICITY:

Causes eye, (sub)cutaneous, nail, pulmonary, and heart infec-

tions; mycetomas; arthritis; peritonitis; cerebral, disseminated, or

systemic opportunistic infections in immunocompromised patients.


2. Beyond Asthma: What Can be Learned from U.S. ArmyBiowarfare Research

While the focus of U.S. Army research on mold toxins1 is in regard toBiowarfare, many of their research findings are directly applicable tothose concerned about Sick Buildings.

Introduction to Mold Toxins

The focus of much recent government research particularly thatfunded by the US Department of Housing and Urban Development(HUD) is on understanding the link between mold toxins and moldallergens to childhood asthma and related respiratory problems.Sometimes people are surprised to learn that molds can also produceneurotoxic substances including toxins that can effect the brain ... thatoften result in headaches and loss of concentration in children andother sensitive people. Such toxins can even be the cause of behavioralproblems such as addictive behavior, Attention Deficient type ofdisorders, and many more. Toxins that affect the brain are calledneurotoxins.

Nature includes many examples of neurotoxin production that maybe more familiar to people than neurotoxins produced by mold, forexample “magic” mushrooms.

Mushrooms, a close relative to mold (both are Fungi), produce a well-known neurotoxin: LSD or “acid.” Small amounts of LSD will takeyou on a “trip;” too much (such as eating a complete mushroom) willsend you on a trip from which you never return.

It should not be surprising then that mold, closely related tomushrooms, also can produce certain toxins that can affect the brain.Trichothecenes are the mold toxins of primary concern to us sincethey are often found in water-damaged homes, schools, and offices(Sick Buildings). They are known to be neurotoxic in nature and areproduced 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 biologicalwarfare agent in the “yellow rain” attacks in Southeast Asia during theVietnam war. This resulted in a great deal of Army funded researchon trichothecenes and their affect on humans. The research is nowdeclassified and available from the Surgeon General’s office1. TheArmy research is important because it discusses studies of mycotoxin(toxins from mold) exposures performed not only on laboratoryanimals, but on humans as well!

The Army’s research helps dispel some common myths. The firstmyth is that mold poisoning is a “fad” or scare tactic used by the moldindustry to generate business. The second myth is that mycotoxinsaffect only the respiratory system and that there is no evidence thatmycotoxins 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 moldtrichothecenes were actually tested on humans! Due to thedebilitating 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 oftrichothecenes. According to army researchers, the patientsexperienced 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 drugswas abandoned due the life-threatening symptoms and insignificantanti-tumor activity.

Much recent work regarding the production of neurotoxic chemicalsby molds has been summarized at the recent conference by theinternational Fungal Research Group2.

34


Exposure through Eating, Breathing, or Touching Mold Toxins

Mycotoxins can enter systemic circulation from dermal, oral, andrespiratory exposure. An important question for Army research washow the routes of exposure determine toxicity levels. Routes ofexposure in Sick Buildings are similar to exposure routes fromBiowarfare and can include:

• Swallowing via nasal mucous or saliva as a result of being in moldcontaminated air;

• Absorption through the skin (in a Sick Building perhaps by sittingin a chair covered with mycotoxins); or

• Breathing toxin-contaminated air.

It was found that any of these routes of mycotoxin exposure can causesevere effects such as vomiting, nausea, diarrhea, dizziness, and centralnervous 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 itselfsoon after mycotoxin exposure unless the exposure is so high as toresult in immediate death. Mycotoxins are metabolized by the kidneyand liver and then excreted in urine and feces.

Army recommended treatments are as follows:

o Wash contaminated skin within 4 to 6 hours of exposure. Thiscan remove up to 98% of the toxin residing on the skin.

o Take activated charcoal pills, which are stocked in militaryhospitals worldwide. Activated charcoal binds to the toxins in bileand helps flush them out of the body.

Healthy people when exposed to mold toxins effectively remove thetoxins very quickly. Hence they stay healthy.

We now know that mold and chemically sensitive people are thosethat do not efficiently remove such toxins from their systems. These

35


persons often need help from toxin binding medicine to clean thetoxins from their systems.

A significant amount of recent work on the subject of mold toxinbinding is being done in Europe. The work, published in major peer-reviewed U.S. (English language) scientific journals, confirms theefficacy of activated charcoal and also establishes the toxin bindingresin Cholestyramine as perhaps the preferred toxin binding agent tokeep mycotoxin exposed farm animals healthy.3,4,5,6,7

Toxin binders such as Cholestyramine are now being prescribed byphysicians (not just veterinarians) involved in treating mold-relatedillnesses. Plus, some mold remediators routinely take toxin binders toprevent health problems from mold toxin exposure.

A thorough discussion of mold toxin binders and human health canbe found in our other book: When Traditional Medicine Fails: YourGuide to Mold Toxins.

A Small World

Mold spores are extremely small – more than 200 times smaller thana human hair. Because toxin containing mold spores cannot be seen,some people have a hard time taking mycotoxin contaminationseriously. However, “invisible” particles such as bacteria, viruses, andallergens make people sick all the time. Furthermore, mold spores arejust one type of particulate associated with adverse human healtheffects from mold. Scientists from the University of Cincinnati’sDepartment of Health8 have shown a very high release level of non-spore fungal fragments from mold-contaminated materials. Thesescientists inoculated agar plates with the mold Aspergillus versicolorand incubated them for varying time periods to produce moldcultures of different ages.

The study revealed that fungal micro-fragments were released inmuch higher concentrations than spores in all the cultures no matterwhat 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 activethan the larger mold spores. In other words, these ubiquitousfragments can make people sick – even more so than spores! Thesefindings are important for four key reasons:

o Fungal fragments are laden with mycotoxins.

o Mold contaminations are much more likely to release fragmentsthan spores.

o Air flow over the mold (such as the air flow found inside HVACsystems) facilitate the release of the toxin containing fragments.

o However, only spores are being counted in indoor air quality tests.Mold fragments are invisible to air sampling for mold whichcounts ONLY the much larger, whole mold spores.

Other research shows that mycotoxins can also be associated withmicro-fine dust particles.

Therefore, air sampling because it tests only for mold spores candramatically underestimate the mycotoxin as well as allergen loadin contaminated buildings.

Mycotoxin Clearance Criteria

The limitations of current testing techniques for mold-contaminatedbuildings and the incorrect interpretations placed on the results ofthese methodologies are major issues of concern. As a sole clearancecriterion, laboratory testing for mold spores is of limited value.

More emphasis should be placed on visual cues showing that air andcontent cleaning have been properly performed and the AC system &ducts are not visibly contaminated. Thorough cleaning of settled dustson floors, furniture, and other contents can be “tested” using white/blackglove tests that effectively measure the absence of settled dust.

And water-damaged environments always can contain manycontaminants 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 thatare based on air sampling for mold spores. However, proper cleaningof the mold-related particulates will automatically rid theenvironment 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 aerosolizedwith the slightest breeze. Simply opening a door, walking through abuilding, or turning on the A/C can jostle these particles loose. These“mycotoxin carriers” will always spread out from the mold-contaminated area and land on furniture, fabrics, carpeting, and otherexposed surfaces throughout the entire building.

o However, clothes with settled contaminants can effectively becleaned by laundering with hot water and detergent.

o Carpets and furniture with settled contaminants can effectively becleaned by steam cleaning.

o But carpets, clothes, or furniture with actual mold growth shouldbe 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 extentof visible growth, such as a heavy blanket of growth on thesurface, to barely visible. If heavy growth is apparent, considermoving up to the next level of protection.

2. Do not skip this step. Address the source of water or moistureproblem or the mold will simply reappear.

3. Always protect the health and safety of the building occupantsand 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


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40


pads. Check walls behind furniture, pipe chases and utilitytunnels, porous thermal or acoustic liners inside ductwork, orcheck the rafters (due to roof leaks or insufficient insulation)3.

5. Use your best judgment during investigations, if not disturbingthe mold you may need minimal to no PPE. Do not alarmbuilding occupants unnecessarily, but protect yourself asnecessary.

6. If the containment is working properly, the polyethylene sheetingwill billow inwards on all surfaces. If it flutters or billows outward,containment has not been achieved, and you should find andcorrect the problem before starting your remediation activities3.Confirm negative pressure with smoke tubes.

7. Select remediation personnel who have the experience andtraining needed to implement the remediation plan.

8. You must completely fix or eliminate the water or moistureproblem to solve the problem.

9. You should revisit the site(s) approximately two weeks afterremediation, and it should show no signs of water damage ormold growth.

10. If you discover hidden mold, revise your plan by reassessing thesize of moldy area.

Conclusions

o Mold toxin exposure can produce neurotoxic affects in somesensitive people.

o Materials with settled contaminants (without mold growth) canbe cleaned. Discarding is usually not necessary in order to keeppeople healthy.

o The air flow over mold contaminating the inside of airconveyance devices will produce toxin containing micro-fragments that are not detectable by spore count procedures. Thisequipment must be visually inspected to confirm its cleanliness.

Note that ducts must be cut open do a proper inspection andoften the air handler must be removed in order to completelyinspect and clean not only the air handler but also associatedreturn and supply air plenums and connection points.

References:

1 Wannemacher RW Jr, Wiener SL. Trichothecene Mycotoxins. In: Zajtchuk R, BellamyRF, eds. Textbook of military medicine: medical aspects of chemical and biologicwarfare. Washington, DC: Office of the Surgeon General at TMM Publications, BordenInstitute, 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 VersicolorFragments 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 theUS ARMY at http://chppm-www.apgea.army.mil/mold/TG278.pdf

41


3. Liability Issues

How does someone performing mold remediation protect himselffrom liability without standards or consensus as to what levels ofindoor 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 andworkers. 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 duringthe removal of the problem materials.

3. Use common household cleaners and detergents rather thanexotic and not well understood chemicals that may leave annoyingsmells or illness promoting residues. (Procedures must be furthermodified if chemically sensitive occupants are involved.)

4. Document the investigation and remediation process and yourcompliance to industry-standard guidelines. We have severaluseful 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 remediationis often times a multi-stage process and not a single event.

a. Many times a larger problem will mask one or more smallerproblems that cannot be identified until the larger moldproblem is eliminated.

b. Usually walls and ceilings must be opened in order to look forhidden mold. Air sampling is rarely successful in determiningthe extent of mold hidden in wall cavities, floors, or ceilings.

c. Sometimes mold remediation work done in cool months willpass a clearance test, but by the next rainy season – when it ishumid – the problem will appear to return. Most likely, theproblem is not returning, but had not been fixed completelyin the first place. Now that the problem is identifiable, it can

43


be tracked down and properly and completely remediated. Ifthis potential situation is not explained in advance, peoplemay think the remediation work had just temporarily coveredup the problem!

6. Understand why most remediations fail. (See next section forthorough discussion).

a. The scope of work must allocate sufficient resources to do thejob right, including proper protection against contaminatingnon-affected areas. The remediation process has the potentialfor releasing massive numbers of mold spores into the localarea during remediation.

b. Mold toxins may be associated with mold fragments alongwith micro-fine dust particles, in addition to mold spores. Theusual lab testing for mold spores will never be able to showthat the remediated areas are problem-free of contaminateddust and fragments.

c. Cleaning may cost more than the removal of the damagedmaterials and rebuilding, even if proper containment practicesare followed. Moisture damage is always associated with thegrowth of other contaminants in addition to mold that cancause adverse reactions. Such contaminants can include insectparts, dust mites and feces, as well as endotoxin producingbacteria. All contamination ... from indoor growth and as aresult 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 thehome, office or school. Attics or un-finished dirt floorbasements are considered “outside”. See Appendix D forfurther discussion on the importance of sealing un-finishedand finished basements. Without both sealing and reducingor eliminating moisture problems in basements, you maynever be able to have acceptable air quality in the occupiedspace above.

44


Similarly, attics all have some mold and/or bacterial growth.And attics usually smell bad. Attic spaces are typically open tothe outside and receive a steady input of moisture from humidair that enters the space during humid seasons. This moistureis more than enough to allow mold and odor producingbacteria to grow. In many homes, especially older homes, theattic space is connected to the interior wall cavities so thatmoist air enters the wall cavities and results in mold growthand continuous odors inside wall cavities.

Small amounts of attic mold and odors will emanate fromelectrical plates and small holes but these can usually behandled by proper air filtration and ventilation. Modernbuildings have air tight recessed lights but many olderbuildings have recessed lighting that have huge penetrations inthem allowing major amounts of attic mold and smells toenter the home. Or there may be large holes in and aroundthe supply and return ducting going into an AC closet thatallow mold and moist air from the attic and wall cavities intothe AC duct system.

Problems may not be apparent unless the wind is gusty andpushes mold and smells from the attic and wall cavities outinto the building interior.

Offices may also be missing electrical or cable or other wallplates and/or have visible holes in the walls and allow moldand smells to leak into the indoor space from non-airconditioned wall cavities.

It is critical that all openings to the attic and wall cavities becovered. We find that putting a Smoke Stick in the attic (orbasement) with a strong fan in a window, blowing out, is avery good method for finding and documenting air leaks.

e. If you are remediating a mold problem after a flood, it isimportant to know if a water restoration contractor wascalled in earlier. You need to understand exactly what their

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procedures were. How long was the area wet before it wasdried out? If longer than 48-72 hours, mold may havestarted to grow.

Was the water source contaminated (sewage) water? Pleaseunderstand that contaminated water can come from manysources. For instance clean water on an older carpet willgenerally be considered contaminated water. If the watersource was Black Water, do not attempt to remediate thesubsequent mold growth but call in a professional withexperience handling black water clean up.

Did the work include drying wall cavities and behindcabinets? If not, there will most likely be mold in thoselocations.

f. Cabinet bottoms and sides are usually made from particleboard; and cabinet backs are typically no more than a form ofheavy paper. These materials are extremely porous and a greatfood source for mold growth. (The notorious Stachybotrys –black, toxic mold – just loves wet particle board.) If thesematerials get wet and are not quickly dried, the bottoms andbacks of the cabinets need to be visually inspected either byremoval or by making large openings in cabinet bottoms andbacks to facilitate complete visual inspection.

g. Do not overlook or underestimate the potential for air leaksand mold contamination inside the air conveyance system tobe the cause of health problems even if spore counts do not"confirm" that there is elevated mold. Spore counting doesnot detect mold micro-fragments that will be produced bymold contaminated air conveyance devices.

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4. Failed Remediation

The Outdoor Air Comparison Myth

The graph above shows outdoor mold spore counts taken in Miamiduring a six month period in 2004. The results show that total sporecounts vary widely from day to day throughout much of the year.

Based on the reading of the chart, we see that outdoor counts can be10X-20X higher (or lower) a few days later or earlier. This proves thata simple comparison of indoor spore counts to outdoor levels inMiami cannot generally be used to judge whether remediation hasbeen successful. Even more extreme variations in outdoor sporecounts can be seen if other locations in the U.S. or seasonal issues arefactored in.

Sarasota, Florida – which is on Florida's humid gulf coast – typicallyhas in the range of 20,000 spores per cubic meter of air in thesummer. On the other hand, outdoor counts in the Northern U.S. inthe winter – or Las Vegas almost any time – typically would be about1000 times lower.

In addition to the outdoor counts, the composition of outdoor moldspores can vary from day to day. Any simple comparison of the typesof mold spores found inside a building to those found outside

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Total Mold Counts Miami National Allergy Bureau

05/13/2004 - 11/09/2004

(Counts are total mold per cubic meter of air)

generally will not be useful in predicting if there is an indoor moldgrowth problem. For instance, the types of mold spores sampled insidea home may be indicative of a door left open the day before whenoutdoor levels had a different mix of spores than on the day of testing.

Although homes or offices with high levels of settled dust and/orairborne debris will almost always have elevated levels of mold sporesin the air samples, they do not necessarily have mold growthproblems. On the other hand, the debris may be covering up aproblem that would be obvious in a recently cleaned home or office.

These complications can lead to many questions:

1. How does one know if a residence is generally mold-growth free?

2. If a moisture problem has been fixed?

3. If remediation was successful?

4. 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) inan air conditioned/filtered remediated room should be typicallymuch less (5%-10%) than the outside counts in areas which(according to AAAAI.org) have moderate to high spore counts. Ifthere are sick people in the office or home, then the goal of theremediation is for indoor spore counts to be close to zero (exceptnear the doors). Very few mold remediators accept this criteria asit requires a great deal of cleaning. All settled dust must beremoved from the premises and the air must be constantlyfiltered. This degree of clean may not be possible in manycommercial buildings and will not be possible in schoolenvironments. But it is not only reasonable in residences andnewer offices that have or had sick occupants due to mold toxinsbut it may be the only way occupants can get better and the onlyway to avoid legal problems in remediating the homes and officesof sick people.

2. There should be a general absence of commonly consideredpotentially hazardous molds, many of which also are indicator

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species that there is or has been water damage:

• Chaetomium, Stachybotrys, Curvularia on paper and wood, and

• Penicillium/Aspergillus-like, Chlamyospores and elevatedCladosporium in AC systems.

Failed-Remediations are a result of inappropriate clearance criteria.

In order to be able to claim success in buildings with high backgroundlevels of mold, the remediation industry (and the insurancecompanies that pay for the work) has adopted the nonsensicalapproach of basing the success of the remediation on the comparisonof indoor and outdoor total mold spore counts. They say, in a"successful" remediation, the indoor total spore count is no more thanthe outdoor count.

This typical method of basing the success of a mold remediation oncomparing indoor total spore counts to outdoor levels is clearly wrongin today’s modern air conditioned buildings. In a modern home oroffice building, the use of AC and/or air filters will almost always havea much greater impact on the indoor spore count than will theoutdoor levels. A remediation is successful when the location is essentiallyfree from problem mold species within the indoor air, settled dust and theair conveyance system; and the water damage that caused the mold problem hasbeen fixed.

We believe that as a result of a mold remediation, the location shouldbe a healthful place to live or work – basically, it should be “good as new.”

Even small amounts of indoor mold growth of problematicspecies – even though well-below outdoor levels – may beproblematic for many inhabitants.

Again, the industry generally defines successful remediation as indoorspore counts no more than outdoor spore counts. This big lie hasbeen accepted by the courts in many cases and makes it very easy tooperate a remediation business and make money. The only problemis that when you use that criteria and the people inside are sick ... theyoften will not get better.

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The bottom line is that remediation work will be more extensive ifpeople are sick. If the people are sick, the entire contaminated homeor office along with adjacent areas may need to be cleaned ofcontaminants 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 filtered24/7.

3. A quality HEPA vacuum cleaner with allergen free bags should beused by the occupants or cleaning service. A standard vacuumtakes the mold spores and fragments from the settled dust on thefloor and blows them into the air to be inhaled by the occupant.

4. Old carpet should be replaced with new or better yet replace allcarpet with wood or tile flooring.

5. A humidistat should be purchased and the indoor humidity keptat 55% or lower so that neither mold nor dust mites will flourish.

6. The office should be cleaned regularly to make sure there is nosettled dust.

7. The AC and AC ducts should be visually checked by a licensedprofessional to be sure they are "like-new" clean. In most casesthe air handler will have to be physically removed. This should bedone in conjunction with a thorough cleaning which includesdisassembling the unit; taking the parts outside; and acid washingthe components so they are like new clean.

Water events should be handled in 24 hours. They should be singled outfrom other customer service problems and handled on a fast track basis. Ifa water event is properly handled within 24 hours, before mold has achance to grow, you can skip the rest of this book! Mold remediation willnot be necessary.

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5. Communication

When a mold problem is perceived as a potential health threat (particularlyto children), it is predictable that people may become distrustful, anxious,and even openly hostile. This is especially true when occupants feel thatappropriate actions and safeguards are not being taken, information isbeing withheld from them, or that their concerns are not being takenseriously. To manage expectations and prevent unnecessary anxiety, itis essential to effectively deliver complete and accurate information aboutthe nature of the problem and the proposed response.

When mold problems are small and will likely be corrected through routinecustodial practices, extensive communication efforts are often not necessary.However, due to the widespread attention recently given to mold, keystakeholders 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 beenraised, or when remediation will disrupt normal operations, a formalcommunications strategy should be developed and followed. In allsuch cases it is critical to be open, honest, and direct.

The following are communication priorities:

1. Demonstrate that occupants’ health and safety are of utmostconcern and how potential risks will be minimized by using Green Building compliant and established EPA or OSHArecommended protocols;

2. Supply appropriate details of project goals, findings, andactivities; and

3. Provide a mechanism for open, ongoing two-way dialogue with affectedgroups or individuals that includes a means for occupants to share theirobservations and theories about problems and potential patterns.

Several forms to aid internal communication can be found inAppendix C.

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6. Evaluating Cause and Extent of the Mold GrowthInvestigation

Cause of Mold Growth

Correcting a mold problem requires understanding the extent of theproblem and the underlying causes. In some cases, this is fairly simple,such as when an obvious moisture source has affected only a limitedarea resulting in easily observable (visible) mold. However, correctinga problem can be difficult when the source(s) of moisture, theinteraction with building conditions, or the location(s) of the moldgrowth are not readily apparent.

When the mold problem is relatively straightforward and can becorrected through routine custodial practices, it should be remediatedas promptly as health and safety practices and procedures allow.

When a complex mold problem exists, assess the situation thoroughlyand objectively before beginning remediation. Resist the temptationto address only the easiest, most obvious evidence of contaminationwithout looking for hidden growth or reservoirs of contamination. Toachieve a durable and effective solution, it is imperative to understandthe cause of the moisture problem(s). Knowing the source of theexcess moisture is vital to correcting and preventing recurrence of theproblem. Identifying the pathways the moisture may have taken canhelp locate hidden mold growth.

The success of remediating a mold problem ultimately depends onhow well the underlying moisture and contamination problems areunderstood. If a remediation plan relies heavily on reports of pastinvestigations, the accuracy and completeness of those efforts shouldbe objectively assessed. Review the findings of the reports and evaluatehow completely the important issues were assessed. But do not assumethat past findings necessarily reflect current conditions. Considerwhether the conclusions and recommendations are logical in light ofall available information, especially any recent findings.

When moisture problems or contamination are extensive, conduct aninformed and thorough inspection of not only the affected area, but

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also related building areas and systems (including elements of thebuilding envelope and AC system). Make an inventory of all visiblymoldy surfaces and materials that are water damaged. Seek assistancefrom a professional with experience in assessing buildings for moldand moisture problems if further investigation is needed.

In many cases the exact source of the moisture cannot be pinpointeduntil remediation starts and the wall or ceiling area is opened. Thenthe pattern and location of the mold growth can quickly point tothe source of the problem.

Extent of Mold Growth

Because there is a large number of consultants in the mold moldindustry whose job is to test, they always recommend testing.According to the EPA the use of testing (mold sampling) in an initialinvestigation is rarely needed.

Remember that mold sampling has absolutely no relevance tohow the remediation work should be done.

The only valid way to determine how the remediation work is to bedone (type of protection needed) is, according to the EPA, tophysically measure the extent of the mold in square feet, and thenclassify the mold growth into Minimal, Moderate and Major contaminations.

Once the contamination is categorized, an appropriate remediationactivity can be assigned to it. These remediation activities relate toworker protection and how the environment is protected. The largerthe problem, the more care needs to be taken to protect the workersand occupants and environment.

Generally such classification can be performed without sampling.However there are times when sampling is required such as to findhidden mold or for legal or medical reasons. Note that in Canada initialmold sampling is NOT done. Resources are focused on mold removaland sampling is done after the removal work to make sure that there hasbeen no cross contamination as a result of the remediation work.

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7. Determining the Remediation Scope

After gaining a reasonable understanding about the physical extent ofmold contamination measured in square feet, and the source(s) ofexcess moisture, determine the scope of remediation best suited to theproblem. This document recommends a graded approach based onthe criteria below and the particular characteristics of the problem.Consider site- and situation-specific details regarding thecontamination severity and the nature of the underlying moistureproblem, including potential health and safety concerns related toremediation activities and the availability of resources to correct theproblems.

Three categories – "Minimal," "Moderate," and "Major" – arerecommended by the EPA for characterizing the complexity of thecontamination problem and the potential for exposure of buildingoccupants and remediation workers. These industry-standardcategories are based on quantifiable and non-quantifiable factors; theyare not intended to be applied strictly, but to describe and rank thehazards and remediation factors in a relative sense. This deliberatesubjectivity underscores the need to develop remediation practicesand procedures that are site- and situation-specific, yet can be adaptedas new information arises during the remediation.

It is crucial to remember that the extent of hidden mold growthmay be much greater than what is readily visible from withinoccupied spaces if the moisture problem originated in or hasimpacted closed spaces or cavities. In such cases, invasive techniquesmust be used to access and inspect inside surfaces of floor, wall, airhandler, AC supply and return air plenums, and ceiling cavities.Whenever there is information suggesting that additionalcontamination may be uncovered during remediation orinvestigation, increased contaminant control and a higher level ofpersonal protective measures should be used. Plans should be flexibleto allow for any necessary revision of the project’s scope, such asadjusting work practices and procedures if unforeseen contaminationor other complications are encountered.

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Following is the table from the EPA guidelines that summarizescontainment use. While the option for NO CONTAINMENT maybe suitable for a home owner for the smallest mold remediation work,this is NOT an option for professionals, builders, facility managers orany situation where there are potential unknowns or children or othersensitive individuals may be involved.

At a minimum even a tiny remediation area should be isolated bya Zip Wall with a fan placed in an open window pointing out; oran axial fan used to provide source level containment with theducting exhausted out the window.

If you do not have this minimal set of equipment, we advise thatyou do not do any remediation work.

Persons responsible for planning the remediation should review anddiscuss the six criteria below in determining the scope of the problem.

1. Extent of Mold Growth. How to best remove mold contaminationdepends in part on how much is present. Estimating the surfacearea of visible mold growth is a starting point to approximate andbound the problem. The estimated remediation area shouldinclude at least two feet beyond that which is visibly impacted,because mold colonies may extend outward some distance fromthe visible growth.

Remediation is not necessarily material removal. Remediationoften is a combination of removal of the worst damaged materialsand cleaning and disinfecting that which can be cleaned anddisinfected. So when above we state remediation should include atleast 2 feet beyond the visibly moldy area that does not mean youmust remove 2 feet of visibly clean material. These adjacent areascan typically be treated with disinfectant and not removed.

• “Minimal” Problem should be applied to visible or anticipatedinterior contamination of less than 10 contiguous ** square ft;

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** Contiguous is defined for our purposes as requiring a single larger containment to bebuilt rather than smaller separate containments.

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• “Moderate” Problem should be applied to:

o areas larger than 10 sqft of contiguous contaminationbut less than 100 sqft.

• “Major” Problem should be applied to:

o visibly mold-contaminated surfaces that are larger in areathan 100 sqft.

For all problems, the possibility of extensive hiddencontamination should be explored during the investigation phasein order to adequately plan remediation efforts.

2. Density of Contamination In addition to the surface area of moldgrowth, the density of mold growth should be considered inrelation to the contaminated material and the potential for hiddengrowth. Heavily contaminated materials may contain many moremold particulates than surfaces with very light and superficialgrowth over a larger area. Always keep in mind that when hiddengrowth is possible or porous materials are contaminated, a higherproblem category should be considered.

• “Minimal” Problem should be applied to situations in whichvisible growth is mainly limited to scattered small colonieswhere evidence suggests that these are only present on easilyaccessible non-porous surfaces.


o light and spotty visible growth on porous or semi-porousmaterials, or

o when other evidence (for example, a significant moistureproblem or mold odors) suggests that additional hiddencontamination may be present;

• “Major” Problem should be applied to:

o a heavy distribution of many large colonies on any typeof material, or

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o when evidence suggests that hidden contamination ispresent and may be well-established (for example,knowledge of a long-term moisture problem and strongpersistent mold odors).

3. Potential for Releasing Contaminants. Disturbance ofcontaminated materials by mechanical forces or invasive measuresduring remediation can release large quantities of mold particlesinto the air. The potential for disturbance of growth sites, dependson 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 cleanedeasily in place, or

o smaller removable items that can be bagged (enclosed inplastic) prior to removal;

o even medium to large areas of contamination if thematerials are still wet from the original water eventbecause wet materials do not generally release significantamounts of mold spores.

o similarly if the mold contaminated materials can bemoistened by (gentle) fogging with disinfectant one canoften remediate fairly extensive contamination safelywith only minimal safeguards.


o areas requiring removal of larger items as individualcomponents with negligible disturbance, or

o contamination that requires cleaning with average forceor handling;

• “Major” Problem refers to situations where aggressive ordestructive physical force will be needed for removal orcleaning of contaminated items, resurfacing, or gaining accessto contamination.

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Sanding, dry ice blasting or baking soda blasting ofcontaminated wood will result in a remediation projectbeing classified as major even if the area involved is small.That is because those techniques create high levels of moldfragments and have the potential to release toxic chemicalsfrom many kinds of pressure treated wood being soremediated.

4. Ability to Easily Contain.

The ability to control the mold spores that will always be releasedduring the demolition can have a dominant impact on theclassification (and cost) of mold removal.

Example #1: 80% of all mold remediation work is at thebottom few feet (sometimes few inches) of wall. In almost allcases, no matter how many linear feet of wall is contaminatedwith mold, mold removal can be done easily and cheaplyusing what we call local source-level containment.

In the picture to theright, a flexible ductconnected to a 1200 cfmaxial fan located outsidethe unit (see picturebelow) is positioned rightbeside the problem area.As the moldy wall isopened up, all the moldspores, fragments, fumesfrom bleach, etc. are exhausted outside. Typically no othercontainment is required and minimal worker protection …nothing more than an N95 mask is required no matter howextensive the work is when the mold is limited to the bottomsof walls and an axial fan with ducting is employed.

You will note also in the picture to the right that we are usinga standard Wet Vac (with a drywall filter). The Vac is located

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outside and we use along extension tovacuum up the mold,dusts, toxic fragments,allergens, insect parts…. and any otherproblem contaminants.The vacuum (allvacuums) are not 100%effective against smallparticles so the best place for them is outside. Using a Wet Vacequipped with a drywall filter and located outside is muchcheaper than a specialized HEPA filter equipped vacuum andactually works better.

Example #2: If the problem is in an unoccupied room withan outside window – and the furniture and carpeting havebeen or will be removed – even an extensive remediation canbe done with only a powerful fan. By sealing off the air ductsand placing the fan in the outside window, you will create thenegative pressure required by the EPA. However, thissituation cannot be called Minimal since extensive personalprotection must be employed by the remediation worker. Butcomplex containments are not required. The work in theroom should be done in one day and at the conclusion of thework, all the contaminated materials should be placed inplastic bags and removed (through the outside window if possible).

Example #3: On the other hand, a small problem in the centerof a cathedral ceiling (20’ high) may call for Major categorizationbecause of the potential for contamination. In this case, the bestapproach would be to build a small containment on scaffolding ortape a plastic covering over the problem area and do the workfrom the attic (if access is possible). This might allow for aMinimal designation for the procedure.

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5. Remediation Contamination Level

In many situations the remediation area is already heavilycontaminated and the work area is easily isolated. In thesesituations because the problem areas need to be extensivelycleaned after remediation it often makes sense to simply smashand 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 thanin other areas. In our experience it is always a good idea to treatthese (limited) hot spots first using a higher level of protection(containment and worker protection). And then go back and dealwith the rest of the job in a more relaxed way allowing for morecomfort for the workers.

It should be noted that heat prostration (heat exhaustion) is themost common ailment that results from mold remediation work.This severe illness comes typically from wearing Tyvek disposablesuits for too long a period of time. Staging the work to only wearTyvek to handle the nasty hot spots is strongly recommended.

Situation Specific Issues

Other situation-specific issues may indicate a need for additionalhealth and safety precautions. Additional factors may impact risks,affect perceptions of important stakeholders, or influence costs. Thefollowing are examples of such factors that may need to be considered:

• The skill and experience of the individuals who will performthe work;

• The presence of children, the elderly, chemically sensitiveor 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 theproblem as a “Major” mold problem if distrust and anxiety hasdeveloped;

• Liability or other legal concerns;

• The ability to control exposures through administrative orengineering controls;

• The ability to use multiple (smaller) containments or sourcelevel local containments to treat multiple problem areasindependently rather than using one large containment.

After investigating and discussing the amount of mold growth, degree ofcontamination, potential for releasing contaminants, ability to avoidcontamination, and other factors, determine which of the three moldproblem categories (“Minimal,” “Moderate,” or “Major”) best fits theproblem or problems. If information is lacking apply the higher category.

When “Major” contamination exists, we recommend that skilledworkers (preferably experienced and trained professionals) performthe bulk of remediation work following this or other comparableguidance listed in Appendix B.

Please consider that a residence oroffice may have problems in morethan one area. In many cases it isbest to classify the problem areasseparately as smaller problemsrather than all together as a largerproblem. So for example, if youhave a handful of small problemsin different areas of the building,each problem area would becontained and treated separately toreduce the spread of contaminantsfrom the remediation work.

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In our experience, moldproblems that are consideredmajor and cannot be brokendown into multiple, smaller,more easily handled mediumor small problems areextremely rare. If you see aproposal that requires largecontainments and moonsuits, questions should beasked.

Once the contamination size has been established, the appropriateapproach to remediation including the type of protective equipment andthe type of containment should follow EPA guidelines as described inMold Remediation in Schools and Commercial Buildings [EPA 402-K-01-001, March 2001] which can be downloaded fromhttp://www.epa.gov/mold.

Remember that mold remediation contractors make money buildingcontainments. That’s what they want to do, build big expensivecontainments. The bigger, the better. Typically the remediationcontractor learned their trade from an asbestos contractor where bigcontainments and moon suits make sense…. though they rarely makesense for mold work.

Typically a large fan in an outside door or window should be used toclear the work area of mold during demolition and one or more airscrubbers can be used outside the contained area after remediation asa safety precaution. If there is no outside window or door in the workarea, then a plastic containment hallway/ tunnel would typically bebuilt to connect the work area to the outside. The same principlewould apply … exhaust the contaminants to the outside.

In Summary

Using a window fan during remediation to exhaust contaminantsoutside is recommended by the EPA in their mold handbook (EPA402-K-02-003). Mold remediators usually choose more complex andexpensive ways to do the work. But in the case of mold, due to themold fragments and potentially hazardous construction dusts createdduring remediation, the less expensive way (exhausting outside) is alsothe best way to bring the home or office to “like-new” condition.

Again, exhausting to the outside with a fan is not only much cheaperbut is far superior to the traditional containment approach to moldremediation that is based on asbestos remediation which does notallow exhausting to the outside.

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8. Administrative Controls

Administrative controls are decisions that administrators can make toprotect occupants from actual or perceived exposure to contaminantsreleased during remediation activities. Controls may include measuressuch as removing or relocating occupants, or scheduling work duringvacations or evening and weekend hours. Practical and logisticalconsiderations may also make it necessary to temporarily prohibitoccupants from entering the work zone and possibly the adjacent areas.This depends on the nature and duration of the anticipated remediationproject. If a medical or other health professional recommends the removalof certain individuals for health reasons, the remediation plan shouldaccommodate such advice. Make sure that the area the occupants arebeing relocated to is more healthful than the area they were moved from.

For both health and practical reasons, administrative controls shouldbe considered for any mold remediation project. Consider the followingquestions 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 enteroccupied 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, hypersensitivitypneumonitis, and neurological symptoms)?

• Are there any reports by occupants of adverse health effectsattributed to the mold problem?

• Are there any chemically sensitive occupants that maybe affectedby any cleaners, disinfectants or sealants used either in theremediation work or in the rebuild?

When evaluating the need for administrative controls during aremediation project, initially apply the most protective approach.Such a precautionary approach is usually prudent because the primaryobjective of any remediation project is to protect occupants’ andremediation workers’ health. The approach needs to be flexible in the

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event that uncertainties, such as the following, arise:

• The extent of the contamination problem has not been clearlyidentified; or

• There is less than ideal confidence in the engineering controls orexperience of workers to be used for the proposed remediation work.

After carefully following the control measures and other remediationpractices that should minimize occupants’ exposures, you may chooseto relax the administrative precautions. For example, relocatesusceptible occupants to areas adjacent to the mold remediation workarea when it is verified that the work area is under appropriatecontainment.

It is important to clarify that the most protective approach is notnecessarily the evacuation of an entire building. Even the worst moldproblems can usually be remediated utilizing engineering controls ofthe affected areas and possibly evacuating occupants or susceptibleindividuals in directly adjacent areas. The rest of the building can beoperated normally. However, extreme cases may require closing a building.This might apply when the entire building is contaminated (orsignificant airborne contaminants cannot be controlled) and a medicalprofessional has linked significant health effects to the mold problem.

Whenever occupants have been moved, anticipate questions about re-occupancy and safety after job completion. Post-remediationevaluation findings are necessary for making re-occupancy decisions.Communicating these findings is essential to provide peace of mindto the occupants. Implicit is the need to determine (in the planningphase) specific clearance indicators or criteria that will be used toevaluate the effectiveness of the remediation. It may be useful toinclude stakeholders in high-profile or “Major” contaminationproblems, since this can help anticipate questions and concerns thatmay need to be addressed. After re-occupancy, occupants should beinformed about the process for reporting any future concerns to theappropriate person(s).

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9. Remediation Practice Considerations

Once the remediation scope, the communication strategy, and theadministrative controls have been determined, review the variouspossibilities and considerations relevant to the cleaning and removalof mold contamination. Appendix A contains a step-by-step exampleof a mold remediation procedure. However, you will need tosupplement generic procedures with enough site-specific details toprovide 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 andasbestos) in abatement areas;

3. mold abatement practices and procedures;4. health and safety precautions;5. determination of project completion; and6. 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 partiesinvolved in the work. The requirements for removal, salvage, cleaning,abatement of other hazards, and any building modifications or repairsshould be clearly described. A written procedure should be distributedand explained to the workers, and prohibitions should be emphasized(e.g., work hours, cleaning methods, chemical application,containment, etc.). Expectations for successful completion should beincluded in the project specifications. If measurable results areneeded, then scientifically defensible criteria for successful completionmust be included (see Section 10).

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1 References to information about moisture damage restoration can be found in Appendix B.

When planning the remediation of mold contamination problems,carefully review the following sub-sections for applicability to specificcircumstances.

9.1 Building codes, practices, and materials differ throughout theU.S.

Such differences can have a significant impact on remediation practicesbecause they can impact the timing, degree, and location of moldgrowth as a result of water leaks or moisture problems. For example …

• Most states do not use metal studs in residential buildingconstruction but only in commercial. When buildings have metalinstead of wood base plates inside of wall cavities, these tracks, inthe event of a water leak, can hold water and can be difficult todry. Mold will more often result.

• In most states builders do not caulk baseboards. When baseboardsare caulked, walls are more difficult to dry out if they become wetunless baseboards are first removed. Mold will more often result.

• The type of baseboard (soft wood, hard wood, composite) andhow it is finished (painted, varnished), and if finished on theback, will impact mold growth.

Examples of other practices or materials that can vary on a regionalbasis and that can significantly impact mold growth and/orremediation 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 bathroomtub 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?

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• 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, westrongly 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, decidewhether internal staff can adequately perform the remediation workor if outside assistance is needed. Trained in-house staff with theappropriate equipment can usually remediate “Minimal” problems,and, if experienced, may also be capable of remediating “Moderate”problems. Major problems should typically be remediated byexperienced, licensed, and insured professionals who have theappropriate expertise and equipment to protect workers andoccupants and properly contain remediation areas. In addition, ifinternal staff will be remediating "Moderate" to "Major" problemsthemselves, it may be wise to have a qualified professional review themold problem and the work plan.

There are two additional issues to consider before deciding to haveinternal staff remediate the problem.

1. Individuals who are immuno-compromised, severely asthmatic,or suffering from hypersensitivity pneumonitis should avoid moldremediation work.

2. The Occupational Safety and Health Agency’s (OSHA) Right toKnow Act1 must be followed as a part of training provided to

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1 States with no state OSHA program must follow the federal OSHA HazardCommunication Standard (29CFR 1910-1200).

internal staff regarding the potential health hazards associatedwith mold and any chemicals used for remediation. Without suchtraining, do not undertake your own mold remediation activities.

9.3 Personal Protection

Physical disturbance of moldy materials can produce extremely highairborne levels of mold particles and contaminated dust. Whenhandling moldy materials or working in the remediation area, peopleshould be protected from exposure to contaminants. Determinewhich personal protective equipment to require for in-house staff,depending on the extent of the contamination and OSHArequirements. While there are no legal respiratory protectionrequirements specific to handling indoor mold, there are OSHArequirements that an employer must follow if they mandateemployees use personal protective equipment2.

For “Minimal” to “Moderate” mold problems that are manageable byroutine custodial or maintenance activities, we recommend workersbe provided with an N-95 respirator3, dust-proof goggles, and glovesat a minimum. Remediation workers should be instructed to alwayswash their hands after working with moldy materials. For some“Moderate” and all “Major” problems, most would advise using aHigh Efficiency Particle Air (HEPA) filtered half or full-face respirator.

We find that it is almost always possible by using proper ventilationtechniques and pre-cleaning "hot spots" to do most jobs, evenextensive mold work, with only N-95 respirators. We don't like fullface respirators as they tend to obscure one's view and can result intrip and falls and may diminish the ability to safely use many power tools.

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2 See CFR 29 1910.134 and 1926.95-107 for details. In situations where the employerdoes not mandate use, but the employee volunteers to use an N-95 dust mask, employersmust 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. Theserespirators will not remove some odors since the gases released from mold may cause theodors. If odors are a significant concern during remediation, respirators with organic vaporcartridges may also need to be used.

If using bleach in a confined space, use proper ventilation or as alast resort use a respirator equipped with cartridges to both filterout particulates and filter out bleach odors.

Workers should bring a change of cloths including shoes if there areshowers on the premises and the dirty cloths should be placed in aplastic bag and laundered.

If this is not possible, a loose fitting Tyvek suit should be provided toworkers and the suit discarded before lunch and/or when work for theday is finished.

When any mold remediation work will include ceilings, workersshould always be protected by Tyvek suits with hoods up and dust-proof goggles.

When applying a disinfectant, or strong cleaning agent, use glovesmade from natural rubber, neoprene, nitrile, polyurethane, or PVC.When handling sharp materials, use leather gloves.

Cuts when handling moldy materials can be dangerous. Certainmolds can contaminate a wound and actually start growing inside theskin. The only cure is to surgically remove the infected areas.

If other hazards (such as asbestos or lead) will be disturbed, properlylicensed professionals must perform the work and follow theappropriate regulatory requirements. Clean up of certain fungi, suchas Histoplasma capsulatum or Cryptococcus neoformans that may begrowing in bat and bird droppings, requires specific clean-up practices4.

9.4 Contaminant Control

Remediation plans should include project- and site-specificinstructions on how workers will minimize and contain the releaseand spread of mold particles to any occupied or non-contaminatedareas. Contaminants may be spread by foot traffic, contaminatedmaterials or equipment, or air movement. More stringentcontaminant control methods are necessary when large amounts of

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4 See the NIOSH Guidance Publication No. 97-146 at www.cdc.gov/niosh/97-146.html

mold growth are being remediated or when any destructivetechniques are used such as removing drywall, AC ducts or airhandler, partitions or carpets.

Workers should handle contaminated materials in a manner thatminimizes disturbance of fungal particles, especially if removal mightuncover further contamination that has not yet been identified. Toprevent or minimize the dispersion of particles beyond the work area,containment (i.e., engineering controls) and special cleaning practicesare often necessary. This may include critical barriers (e.g.,polyethylene sheeting), depressurization techniques (e.g., negative airpressure machines or a fan placed in a window to direct air flowoutward), 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 thecontainment area are sealed. For further guidance on contaminantcontrol, refer to the documents listed in Appendix B or seek advicefrom experienced mold remediation professionals.

In “Moderate” and “Major” problems, workers should “pre-clean” andthen moisten contaminated materials to minimize dispersion ofcontaminants once the containment is in place. Pre-cleaning involvescareful cleaning of easily accessible surface contamination withmethods that can lift and capture fine dusts.

Our preferred method for pre-cleaning surfaces is to place a Wet Vacequipped with a drywall dust filter outside the building and, using along hose, micro-vac the mold contaminated surfaces.

Then put small holes in the walls and place the vacuum on each holeand then tap the wall with a rubber mallet. Loose mold spores on theinside of the drywall will be exhausted outside thereby minimizing thespread of mold contaminants when the wall is removed.

If this pre-cleaning procedure is followed by fogging the wall surfaceand wall cavities with a diluted disinfectant like Lysol ... there will beminimal disbursement of contaminants during material removal.

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Note that if the wall cavity is filled with insulation material the pre-cleaning and fogging do not work.

Depressurization of the work area should always be used to ensurecontaminants are confined within the work area. A pressuredifferential of > 5 Pa (0.02 inches water column), which is used forasbestos abatement, is usually adequate to contain airborne moldcontaminants. In addition, remediation workers and project managersshould routinely check to see that the separation barrier, typicallyplastic sheeting, billows inwards into the isolated area. The nozzle ofone or more HEPA vacuums drawing from within a smallcontainment area, or a fan in a window in the contained area pointedout, may provide adequate depressurization for small jobs.

Note: Much emphasis is being placed within the industry on using airscrubbers within contained areas. Whenever possible, specialized axialfans and ducting (such as those made by Americ) to connect thecontained area to the outside are preferred to pull both dust-laden airand odors from the work area and exhaust them outside. The axial fansalso provide the negative pressure needed to isolate the containment areasand 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 removecontaminants from the building. As a general rule, it is best to cleanand remove as much contamination as possible before the materialshave completely dried after the water event.

The following guidelines should be followed for determining whichmaterials can be cleaned and salvaged versus which should bediscarded. The EPA reference in Appendix B includes several detailedtables on how to properly deal with a wide number of water-damageditems. One of the EPA reference tables is reproduced on the nextpage. As always, our guidelines and the EPA-detailed tables are onlygeneral "guidelines" and should be supplemented by advice fromprofessionals as needed. For instance, if there are sick people in the

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unit and the carpet is old – even if there is only minimal waterdamage to the carpet – you will probably never be able to "clear theunit" without requiring that the carpets be discarded.

Porous materials with evidence of mold growth. Evidence of moldgrowth consists of visible mold or mold odors emanating from thematerial. Some common porous materials are paper fiber gypsumboard, ceiling tiles, insulation, wall coverings, baseboard or cabinetsmade of pressed wood or paper, carpet, leather, and unprotectedcomposite or engineered wood products. Removing the mold fromsuch items is often difficult and costly. Instead, it is usually best to bagor wrap the materials in plastic and discard.

Superficial mold growth on a porous material including drywall canbe cleaned and disinfected.

USG, the leading supplier of drywall, recommends that drywall canbe cleaned with soap and water. In our experience, spraying drywallwith strong bleach is sufficient/works well. Most builders and drywalldistributors use bleach to clean and disinfect drywall. Soap and watermay be used for heavy mold build ups when bleach is not sufficient.Although, in such cases we prefer to discard drywall rather thanattempt to clean heavy mold growth on drywall with soap and water.

Our preference is to follow bleaching of drywall by encapsulationwith mold inhibiting paint such as those made by Foster, Zinsser,Kilz, or Design Polymerics. Note that most paint by Zinsser and Kilzdoes not include mold inhibitors. Simply choosing a Zinsser or Kilzproduct 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 notsmell) and also includes a mold inhibitor.

We take pictures of the white painted drywall before the walls aresealed 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

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emanate from the bleached drywall or wood. Such odors even if veryfaint can be irritating to some sensitive people. See 9.10.

Interior fiberglass-lined ductwork is also porous. If ductwork lining iscolonized by mold, cleaning alone cannot restore the lining to likenew condition.

Under no conditions will it is permissible to spray any form ofpesticide or biocide into air ducts. This procedure is now prohibitedby the EPA, even though it is still widely performed.

Disinfectants and cleaners used by AC duct cleaning firms are inalmost all cases designed to clean only hard surfaces such as AC coilsor other metal areas. These chemicals should not be used to attemptto clean or disinfect fiberglass supply and/or return air plenums.

Contaminated fiberglass in an AC system or duct work must be replacedwith new or HEPA Vac'd and then painted with mold inhibitingencapsulant such as those produced by Foster or Design Polymericswhich are specifically designed for encapsulating HVAC ducting.

There are NO chemical cleaners or disinfectants that are approved orwill be successful cleaning this highly porous material.

See also the discussion under section 9.9 on Heating, Ventilation andAir Conditioning (HVAC) Systems.

Porous materials without evidence of mold growth. Although notvisibly moldy themselves, many rough-surfaced porous materials mayalso become reservoirs of settled fungal particles if they have been nearheavy growth or high air concentrations. Examples include fiberglassduct 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 thematerial’s surface.

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Note: The EPA Table 1 states that fiberglass insulation (in walls orattics) that becomes wet must be discarded. This is not always thecase. If the fiberglass insulation is blown in insulation, it will lose itsinsulation ability (become packed down) if it gets wet. In such a caseit should be replaced. Rolled in attic or wall insulation on the otherhand that gets wet does NOT need to be replaced. However any wetwalls that have insulation inside will almost never dry before moldforms.

All walls that have interior insulation and get wet must be physicallyopened to allow them to dry and to check for mold. Do NOT rely onmoisture meters or advice from water damage "experts" that may stateotherwise.

Party walls (drywall walls between units) are always insulated andusually have multiple layers of drywall making up a firewall barrierbetween units. Party walls that get wet need to be opened to allowthem to dry. The drywall "sandwich" and the insulated cavity need tobe physically inspected for mold and replaced or cleaned as appropriate.

If there is mold growth on paper faced insulation, the insulation mustbe replaced with new.

Semi-porous materials that have surface growth and arestructurally sound. Examples include wood furniture or woodstructural components, wood baseboard, protected composite andengineered wood products, and some resilient floor coverings. Suchitems may be salvaged if they are structurally sound and can be keptdry in the future. Cleaning and remediation steps include one or moreof the following: HEPA vacuuming followed by damp cleaning withsoap and water; or bleaching if suitable. Most mold remediationcontractors are taught to avoid cleaning wood materials with soap andwater or bleach (wet techniques) and prefer sanding with HEPAvacuuming. This is a truly horrible procedure. Sanding wood notonly releases mold fragments but releases toxic chemicals that are usedin the preparation of pressure treated wood.

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EPA studies correlated mold dust from water damaged homes withasthma. Why chance increasing the amount of contaminated dust bysanding? And why sand when many types of structural wood havetoxic preservatives in them that are always released by the sanding andwhich will further contaminate settled dust? Avoid sanding moldcontaminated wood.

Our personal preference for remediating mold contaminated wood:

To REMOVE mold we like to use bleach according to the directionson the Clorox Outdoor bleach container. For mold removal Cloroxrecommends a High Strength bleach solution in which bleach isdiluted 1:2 with water (6 cups bleach to 10 cups water). Once themold is removed (it sometimes needs 2 applications and somescrubbing) we then paint (with spray, roller or brush) with Foster 40-50or Design Polymerics DP2545. (Both are white encapsulants thatcontain mold inhibitor.)

If the bleaching will be done in an indoor environment, onesuggestion is to first HEPA vac, or gently fog the wood withdisinfectant so that the wood surface is moist. This will significantlyreduce release of mold spores when bleach is misted onto the wood.

Another method to reduce the release of spores from wood duringremediation is to attach a 12" duct to an axial fan (with the other endoutside) and hold the suction end right up to the mold growth while youspray with bleach. This way mold spores released by the spray will besucked outside and this will also lessen bleach smells in the building.

The benefits of bleaching followed by encapsulation compared toHEPA vacuuming and sanding are many:

1 Bleaching can be done at a distance from the moldy wood andthere is less problem with workers getting contaminated.

2 Sanding will release microparticles and mycotoxins that are notdetected by spore counts but will contaminate the job site.

3 When a surface is bleached and then painted, it is a no brainer todo the clearance testing using only visual assessment. Either the

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surface is painted white or it is not. Often mold assessors preferthat remediators HEPA Vac and sand as this requires complexpost-remediation assessment.

4 Clients like the bleaching and painting approach as it results inbetter than new.

5 Bleaching destroys spores, microparticles, as well as mycotoxins.

6 Bleaching and painting wood cost much less than HEPAvacuuming and sanding.

Note about HEPA Vacuuming: We do not believe that the HEPA vacwill successfully trap all the small mold spores or mold fragments orthe chemicals released during sanding chemically treated wood. Andwe believe that HEPA vacuuming can distribute some contaminantsinto the air. That being said, we prefer using a high power Shop Vacwith a drywall filter. The Shop Vac can be located outside andconnected to a long extension. A Shop Vac with a drywall dust filterlocated outside ... is much less costly than using HEPA vacs and muchmore effective and reliable.

Semi-porous materials that have extensive fungal penetration orare structurally compromised. Examples include wood furniture orstructural components, wood baseboard, protected composite andengineered wood products, wood studs, paneling, and some resilientfloor coverings. When extensively colonized, such items are not easilyor cost-effectively cleaned and decontaminated. They should bebagged, and discarded. If contaminated structural materials cannot beremoved and the structural integrity of the material has not beenjeopardized, it may be acceptable to clean, disinfect, and encapsulate.In such cases bleach – preferably strong bleach – should be used forcleaning and disinfecting.

Since dilute bleach is actually a poor cleaning agent and can beinactivated by organic matter, it is critical to thoroughly clean offmajor 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 onceit is wet with bleach followed by a 2nd application of bleach. Westrongly recommend the use of consultants for such work – notemployees – as special safety equipment and additional training is requiredto protect workers from the caustic bleach spray and irritating fumes.

Note to builders: When working with straight bleach, note that it willnot damage the finish on galvanized steel electrical pipes (which has aheavy finish), but will mar the finish on high hat and some othermetal materials. Rinse with dilute disinfectant after bleaching to eliminatefinish tarnishing.

Wood Baseboard: Dealing with moldy baseboard is a very commonproblem in mold remediation and restoration work. It deserves its owncategory.

Real-wood baseboard (but not synthetic base made from layered paper andglue,) even if heavily mold colonized, can often be easily restored to like-new. Detach the baseboard by cutting the caulking at the top and thenpry base away a little from the wall. Insert chisel (behind the base) todetach the nails from the base by pounding down on the nails using thechisel along with a hammer. Once the base board is free from the wall, itcan be taken outside and restoration work can be done there.

Immediately remove the nails. When you remove nails from the base pullthem 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 moldinhibiting paint before reinstallation.

If on the ground floor and there are continuing seepage problems, oftenthere will be some mold growth both inside and outside of the drywallbehind the base but the mold on the drywall inside the wall does not goany higher than a few inches.

You cut the drywall behind the base. If only the bottom of the drywall hasmold growth you do not need to remove any drywall above the areacovered by the baseboard.

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Then replace the missing drywall with new. No drywall finishing isrequired as the new material will be behind the base board. Make sure youleave a 1/2 inch gap at the bottom of the drywall so the new drywall ishung 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 whenyou reattach the base.

Make sure the bottom of the base has been painted with 2 coats of moldinhibiting paint.

Non-porous materials. Examples include metal, ceramic tile,porcelain, glass, hard plastics, highly finished solid wood items, andother hard, smooth and non-permeable surfaces. Concrete and brickare considered semi-porous in certain situations. However, they areeasily cleaned using strong bleach and are included here under thetreatment of non-porous. Cleaning steps include surface vacuumingand 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 moldproblem cannot be overstated. The presence of excess moisture is theunderlying cause of indoor mold growth. Identifying and correctingthe sources of excess moisture are vital to both resolving moldproblems and preventing their reoccurrence. Judging the completionof a remediation job should include evaluation of steps taken tocorrect moisture problems and prevent their return.

If a water event occurs, it is critical to quickly correct the water sourceand to initiate restorative drying practices before mold growth occursor spreads. Wet materials should be dried rapidly in less than 48 hours– preferably in less than 24 hours – to a moisture content that doesnot support mold growth. Check that there is no visible mold growthbefore drying, since restorative moisture drying methods canpressurize materials (such as wall cavities) and allow mold particles (ifpresent) to spread to uncontaminated areas.

Non-salvageable items that have been wetted or begin to showevidence of mold growth should be discarded promptly1. As a

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precaution, fans that create airflow by blowing should no longer beused once visible mold appears, and drying should then proceedunder more controlled conditions to avoid dispersing mold particles.

Moisture source(s) that have led to mold growth must be identifiedand understood in order to plan an effective mold remediationproject. Finding the locations of excess moisture, identifying themechanisms for its accumulation or infiltration, and tracing pathwaysof its migration can also aid in finding and assessing the likelihood ofencountering further growth.

Oftentimes the source of moisture cannot be accurately pinpointeduntil the water damaged drywall is removed. For example, once thedrywall is removed, small openings in window or door caulking can beeasily found close to the heaviest mold concentrations on wood or drywall.

Those responsible for correcting and preventing mold problemsshould recognize that moisture in any of its phases (ice, water, andvapor) must be adequately controlled. For example, moisture may bepresent at a material’s surface as high relative air humidity. Moisturecan also be absorbed into porous and semi-porous materials and maymigrate under surface coverings, around furniture, and betweencomponents at joints. Understanding the moisture sources and dynamicsinvolved in a particular situation may require professional assistance.

During the mold remediation project itself, it is necessary to controlthe use or production of water. For example, cleaning techniquesshould use water-based solutions sparingly and must include rapiddrying following the cleaning steps, or the water-based cleaner shouldinclude some mold inhibitor/disinfectant. Power washing should notbe performed if vulnerable material, such as wallboard and sheet rock,might get wet. Power washing of wood trusses or furring – inbuildings before drywall or AC ducts are in – can be quite effectivewhen disinfectant/mold inhibitor is added to the auxiliary powercleaner mixing chamber.

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1 See Appendix B resources for detailed decontamination protocols.

Mold will always grow again where moisture issues are notaddressed adequately. Those planning and carrying out moldremediation should consider how to ensure and document thatmoisture problems have been resolved.

Seepage cannot always be eliminated. Very often ground waterseepage into a building cannot be eliminated. Improving drainage canhelp. Adding rain gutters to direct the water away from the sides ofbuildings can help. But sometimes seepage cannot be eliminated.

In such cases you consider Plan B. What is Plan B? Perhaps usingfiberglass covered drywall at the bottom of problem walls. Perhapssimply hanging the newly installed drywall off of the floor and out ofcontact with moist concrete flooring is enough.

Use real wood baseboard rather than synthetic base. Paint both sideswith mold inhibiting paint and hang the base a little off of the floorso 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 cleaningdepending on how much mold was released during cleaning. In thecase of a “Minimal” problem, tools can usually be adequately cleanedby damp wiping or washing with soap and water. With “Moderate”and “Major” problems, a protocol for decontaminating workers andequipment should be developed.

In the case of “Major” problems, containment should be constructedto include a separate decontamination chamber and should allowplenty of room to work comfortably. All equipment should be HEPAvacuumed, damp wiped with disinfectant, and bagged before beingremoved from the work area. This includes cleaning all tools, negativeair machines, waste-containing bags, outer clothing, respirators, gloves,and goggles. Workers should wear at least an N-95 respirator whencleaning or replacing HEPA filtered equipment components. We

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recommend that changing air scrubber air filters; Wet Vac bags; orvacuum cleaner filters or bags be done outside. At the end of theremoval 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 partof the removal work, applicable regulatory work practices andprocedures 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-contaminatedwaste that is not immediately disposed of should be stored securely(e.g., in a covered and posted waste container) and located away fromhigh-traffic areas, entrances, and fresh air intakes. Any hazardousmaterials removed must be kept separate from the non-hazardouswaste, labeled appropriately, and disposed of according to applicablerules and regulations.

9.9 Heating, Ventilation and Air Conditioning (HVAC) Systems

In this document, the term HVAC system refers to the entire airdistribution system from points where air enters the system to pointsof discharge. This may include return plenums (including ceilingplenums) and the mechanical room.

Mold assessors are almost never properly trained to inspect HVACsystems for mold problems. Oftentimes the air handler must beremoved for proper inspection. And, every time, the AC duct systemmust be cut open and physically inspected. The inspector must knowhow to properly re-seal the ducts.

Inspecting (and patching/ re-sealing) the ducts does not require alicensed AC contractor (at least this is so in most states) but removingand replacing the air handler does.

The HVAC system(s) is relevant to mold remediation because it maybe the source of mold growth or could be disseminating moldparticles from one area to another. Without regular inspection andproper 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 forperiodic 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 getsick from mold the AC and/or ducts are contaminated with mold.

In particular, the entire HVAC system should be assessed for its rolein the moisture problem(s). Major problems from air leaks in the ACreturn air system when the air handler or return air ducts are locatedin a non-conditioned space are common. As moist outside air enters(leaks into) the system and mixes with cold AC air, condensationoccurs 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 theinsulation sometimes used to line interior airstream surfaces of air-conveyance ducts. If such lining (or any other non-smooth orporous airstream surface) is colonized by mold growth, it should beremoved and discarded.

If mold colonization on fiberglass duct board is limited, someremediators 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 forgrowth, 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 internalacoustical 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 biocidesto “sanitize” air ducts in HVAC systems (see also Section 9.10 “Useof Disinfectants”). If organic materials (i.e., mold, dust, debris) arenot removed first, it is unlikely that a disinfectant sprayed into ductswill be of any use. The health effects of such chemical use in HVACsystems are not well understood, and improper application may leadto greater problems and/or more complaints than from the mold.Currently, there are few such chemicals that can legally andpractically be used in ductwork, and there is a lack of compellingevidence regarding their effectiveness in field applications1.

We do not support the general use of sealants or encapsulants asthe primary remediation strategy to address mold problems in HVACsystems. There are important concerns about the toxicity and odorsassociated with many sealants and encapsulants, and their long-termsuccess in containing mold particles is uncertain. While such astrategy is not a substitute for removing mold contamination orporous materials subjected to excess moisture, sealing or encapsulatingcolonized materials may be preferable to taking no action.

9.10 Use of Disinfectants

EPA-approved disinfectants may be used following cleaning or materialremoval. Many conventional household cleansers have disinfectantproperties and are subject to limited regulations. While these disinfectantscan stop mold growth and can kill bacteria that always contaminate waterdamaged areas, they do not work well on mold spores. Strong bleach isthe best disinfectant when it can be used without damaging property. Itis the only commonly used disinfectant that can kill mold spores.

Bleach, unlike almost all other disinfectants, does not leave a chemicalresidue. The strong smell that accompanies bleach use, means that thebleach is quickly dissipating. This is good and not a bad thing. Anyclaim that a disinfectant "keeps on killing" means that it is leaving aresidue behind.

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1 See the U.S. Environmental Protection Agency’s “Should You Have the Air Ducts in YourHome Cleaned?” for more information (www.epa.gov/iaq/pubs/airduct.html). Therecommendations in this document also apply to institutional buildings.

Nevertheless, some people are ultra sensitive to bleach odors and theycan smell the bleach for weeks or months especially if bleach is used onporous or semi-porous materials. If bleach is used in any environmentwith ultra sensitive people the bleached material should be rinsed afterallowing the bleach to dissolve the mold. After rinsing, the materialshould be encapsulated with Foster or Design Polymerics encapsulant.The encapsulant will not only keep the mold from coming back butit will completely eliminate the bleach odor. The encapsulantsthemselves give off some odor when drying. But they dry fast.

Strong bleach not only kills the mold and spores but it physicallyremoves the mold, spores and toxins by disintegration. If the moldand spores are only killed, the toxins remain. Killing mold and sporesis not sufficient. The mold and spores and toxins all must be removedthat is why strong bleach is the preferred disinfectant for moldremediation. Of course there are many materials that can be damagedby bleach so it is not the only disinfectant used on mold jobs.

Your primary concern should be for occupants’ and remediationworkers’ health and safety. Mold must be removed and not simplykilled.

None of the common disinfectants such as Lysol®, Sklar or Sporicidinwhich are primarily Quaternary Ammonium compound based willinactivate mold spores nor do they have ANY effect on mold toxinsthat are always present after a mold contamination. Thesedisinfectants can kill mold and bacteria but mold spores and toxinsare tough. Mold spores and mold toxins can be eliminated byremoving settled dust, filtering the air completely and by bleachingcontaminated surfaces with strong bleach.

Bleach should never be mixed with ammonia-containing products orapplied to a hot surface – doing either will produce toxic chlorinegases. Bleach should only be mixed with other chemicals if this ispermitted on the label (mixing with detergent is often recommendedto help clean stubborn mold and stains.) Since bleach and mostdisinfectants are volatile chemicals, they should only be applied whenadequate ventilation and appropriate respiratory protection are used.

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When bleach is handled, the respiratory protection equipment usedmust be effective against inorganic vapors. Or sufficient ventilationmust be provided. In addition, protective gloves and eye protectionshould be used when handling bleach to avoid burns.

Note: Many or most chemically sensitive people object to the use ofbleach. We explain that it is the only safe method for bringing thepremises to like-new condition and the odor is because it evaporatesfast and does not leave a residue. We recommend that they shouldsniff the place and return when they are comfortable that the odor hasabated. This almost always works. If not, then they should berelocated to another area.

9.11 Use of Gas-Phase Ozone

Ozone should not be used for mold removal. It will not remove moldgrowth. Ozone can be quite effective in the elimination of odors oncethe remediation has been performed. Ozone treatment should only beperformed on unoccupied areas and according to equipmentmanufacturer 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 entirestructure and claim this kills mold inside the walls. We are doubtfulthat this works as claimed. In addition, blowing air into rooms or wallcavities – whether the air is room temperature or hot – can result inthe spread of mold spores and toxins. Nevertheless, heat can beeffectively used to kill mold in carefully defined and sealed off areassuch as hard to access wall cavities and behind cabinets that are notpractical to be removed or replaced. Even when the mold is killed themold toxins remain. It is imperative that mold in hidden cavitieskilled 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 placemust also be eliminated.

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10. Remediation Evaluation

After the mold remediation work is completed, an evaluation of itseffectiveness should be performed. Evaluation findings can helprestore the confidence of all stakeholders. Outside contractors shouldbe given, with their job requirements, a description as to how thesuccess of a remediation will be determined.

An independent third party’s evaluation is a good way to provideadditional protection against potential future liability. Decide whowill do the evaluation, how the results will be used to demonstratethat remediation goals have been met, and what next steps will betaken if clearance criteria are not satisfied.

Professional mold remediators are trained to say they are notresponsible for evaluating their own work and prefer to rely on thirdparty consultants for such evaluations. For complex jobs this canmake sense, but for everyday jobs there is often no extra money to hireconsultants.

Money spent on consultants can often be better spent on eliminatingthe mold and health threats to occupants.

The professional mold remediation contractor should be responsiblefor evaluating as well as providing a warranty for the quality of hisown work unless a consultant will be hired to assume suchresponsibility.

Make sure the remediation contractor has the appropriate mold insurancecoverage and is licensed for any construction work to be done.

Local building codes and state laws vary widely regarding therequirements for licensing and the need for building permits.

For instance in our area in South Florida some cities require permitsfor removing $500 of drywall. Some only for putting it back if thejob 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 tellyou that it is a conflict of interest for a remediation contractor toassess or warranty his own work. That is nonsense of course.

In this industry rarely does either the consultant or the remediatorhave insurance to cover the work they do (mold insurance) so theywill tell you that it is a conflict of interest for a mold contractor toevaluate or warranty their own work to try to reduce their liability.

No doubt a third party consultant (an extra pair of eyes) can be usefulin many evaluations but in the real world funds for such activities aretypically limited.

In Florida the new mold licensing law (2007) requires that both moldremediation contractors and mold consultants (assessors) carry moldinsurance. There are no requirements for consultants to evaluatecompleted work. Mold remediation contractors are responsible forthe 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 uponthe goals. It may be worthwhile for other stakeholders and affectedparties to participate in setting goals, since they may better appreciatethe costs and difficulties associated with expectations that areunrealistic and impracticably strict.

A reasonable remediation goal is to restore the building to normal(pre-loss) conditions, by confirming through testing, that the typesand amounts of mold particles in the air and settled dust are similarin type and amount to what are present in clean, healthful areas. Inthe residential or office environment, particularly if there have beensick occupants, we have found the best approach is to bring theenvironment back to "like new".

This means very thorough cleaning and disinfecting of contents as thefinal stages of remediation:

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1.) Air washing all the walls, ceilings, furniture, drapes etc (using anelectric leaf blower works well.)

2.) Completely clean all surfaces of settled dust. We like to use MaxSwiffer to clean settled dust from hard surfaces such as floors,cabinet tops, window sills, fan blades etc. There should be no dustavailable for lift tape or swab samples. White glove / black glovetesting while "low tech" are the best tests for settled dust.

3.) Air scrub the indoor air or open windows and doors and replaceold indoor air with fresh outside air. Powerful fans can help.

4.) Repeat the air washing and Swiffer treatments as many times asneeded. Air scrubbing alone never cleans settled dust.

5.) Clean and thoroughly inspect air handler (metal) componentsthat are cleanable. Replace or clean and then encapsulate porousAC system components.

This 5 step approach eliminates, in addition to mold spores, all healthproblems from moisture damage such as mites and their feces,bacteria, and insects along with toxin containing mold fragmentsnone of which are typically tested when sampling for mold spores.

Finally, remediation goals should also fit into a holistic approach toimproving and maintaining indoor air quality through preventivemaintenance, rather than simply reacting to problems.

10.2 Evaluation Criteria and Methods

Once goals for the remediation have been determined, evaluationcriteria and methods can be selected. The methods and extent ofevaluation should depend on several factors, especially the extent ofthe contamination problem and the community’s concerns. For“Minimal” contamination cleaned by routine housekeeping, a sensoryinspection alone should be adequate to judge project completion.When “Moderate” or “Major” contamination is present or healthconcerns have elevated the importance of the issue, a more thoroughevaluation and communication of findings is advised.

Setting evaluation criteria involves determining beforehand howmuch contamination may remain after remediation is complete – in

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other words, deciding what indicators or measurable results will beconsidered evidence of an acceptable outcome or job “clearance.”Setting clearance levels too low will impracticably increase costswithout additional practical benefit. Instead, the criteria should beselected to show, in combination with other evidence and informationabout the remediation activities, that both the remediated area wasacceptably clean and dry at the time when the job was finished andthat conditions that allowed mold growth were corrected. Whenusing numerical criteria for clearance, it may be necessary to set testmethod-specific criteria for interpreting testing results. This must bedetermined before the remediation work begins and should ideally beunderstood and accepted by all key stakeholders.

The usual issue that comes up in determining remediation goals iswhether the goal of remediation is to bring the location back to pre-loss condition or to a pristine / "like-new" condition.

This can be an important distinction if the location was originallyrather dusty or dirty. Dust and dirt always contain settled moldspores and the toxins and allergens that always accompany them.Once an occupant is exposed to mold they may become sensitized andreturning the contaminated space to pre-loss condition may not beacceptable to provide a healthful environment for (now) moldsensitive occupants. The remediation goal may need to be to bring theenvironment to pristine or "like-new" condition.

10.2.1 Evaluation of Remediation Methods

The project manager should confirm that the previously determinedremediation plan is being followed or needs to be updated. Thisshould be confirmed by periodic inspections and a closeout documentthat should be included in the final report.

The following are examples of some common problems that may beidentified by the project manager.

• incorrect mixing of chemicals;

• overloaded HEPA filters in vacuum cleaners and negative airmachines, that no longer draw enough air;

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• problems with the integrity of the plastic containment around thework area. For example, doors or windows opened on a windy daycan often disturb a temporary containment made from plastic sheeting;

• complacency regarding use of respirators; and

• not bagging materials and not properly cleaning off surfacesbefore leaving containment area.

If significant inadequacies are revealed, proper remediation protocolshould be resumed before remediation activities continue.

10.2.2 Sensory Approach

The sensory approach should be used to evaluate all moldremediation efforts, from the most routine “Minimal” problems to“Major” problems. The sensory approach involves using senses ofsight and smell to determine the presence or absence of visual andolfactory signs of conditions that support mold growth. Combinedwith evidence that effective methods for removing moldcontaminants were used and moisture problems were addressed, thesensory approach offers a practical and common sense option forevaluating whether remediation goals have been met. Sensory criteriashould 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 theoverall cleanliness of the work site after job completion. The presenceof any remaining visible dust or mold indicates that cleaning andrestoration were not adequate. The presence of any dirt, moisture,debris, and dust should not be tolerated in remediated areas afterproject completion. Methods to document a sensory evaluationinclude written testimonials, photographs, white glove/black gloveinspection for dust, and confirmation by an independent third party.A white glove/black glove inspection involves allowing suspendedmatter 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 underlierepaired or re-constructed structures should be assessed beforereconstruction.

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In our experience the best way to tell if wood or drywall has beenproperly remediated (unless it has been replaced with new) is topaint all remediated surfaces with Foster 40-50 or DP2545 (orequivalent) which are white colored encapsulants. Testing ofsurfaces is not required when encapsulated. And encapsulationwith mold inhibiting paint will keep mold from returning even ifthere is a little moisture now and then.

10.2.3 Moisture Testing

In addition to the sensory approach, one common method to evaluatemoisture control is to measure moisture levels of affected materialsand surfaces and/or the indoor air relative humidity.

Moisture readings are essential to proper drying techniques in orderto avoid mold growth. However once there is mold, moisturereadings are often wasted efforts.

Generally speaking mold remediation procedures are wet proceduresso knowing how wet or dry something is before mold remediation isnot useful.

The encapsulants that we use (with mold inhibitors in them) are allwater based. (We do not use enamel based Kilz.) Materials do nothave to be dried before being encapsulated. Nor does the encapsulanthave to be dry before walls are rebuilt.

All is all, we rarely care about water content of materials that we areto remediate.

Why do mold consultants spend hours taking moisture measurementsof mold contaminated areas? It makes them look scientific? Thenumbers fill reports? They bill by the hour? We don't really know ...just that such measurements are almost never useful for moldremediation work (although they are imperative to follow the successof 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.

All mold testing should follow the IESO (www.IEStandards.org)standards for sampling. A copy of the standard is included in anappendix to our book on mold sampling – Beyond the 10' MoldInspection.

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 countsare very high and then they can accurately count less.) Some labsonly check 25% of the trace in which case, if you use them, yoursampling volume should be 4X higher (300-600 liters). **

c. There must be a least one set of duplicates in the sample set. Thiswill show stakeholders how much testing varies and that airsampling is often times not very exact.

d. The lab should not make the determination as to whether theresults indicate a problem or not. This determination should bemade by a mold consultant or mold remediation contractor whoshould consider many additional factors in addition to lab results:Is the moisture problem fixed; musty smells; potential for hiddenmold; signs of water damage; seasonal issues; quality of airconditioner 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 themyourself from time to time by taking quadruplicate sets of samplesand sending pairs to different labs. You will be surprised by howmuch the results will vary, not only within duplicates sent to thesame lab but even more so between labs. Some labs count brokenmold spores. Some only count whole ones. Some labs will counta spore as a certain type with only a 50% confidence level thatanother analyst will reach the same conclusion. Some will require

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** When sampling outdoors with significant mold counts or sampling known contaminatedareas, 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 notnear the D.L. (detection limit.)

85% confidence or more. And some will give you the numbersthey 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 identifiedas such and carry this disclaimer in large type: “Tape, swab, or wallcheck test results do not indicate levels of mold in the indoor air.”

h. Explain that attic spaces and wall cavities are not consideredindoor spaces and are not included in clearance testing. There isalways mold in these spaces. If you cannot detect the mold insidethe home or office because either the contamination in the atticor wall cavities is slight or the areas are well sealed ... then bydefinition 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’sindoor environment at the time of testing. An office or residence testedto have no detectable indoor mold growth at the time of testing doesnot mean that it will be free from mold growth problems in the futureif indoor moisture is not controlled. Mold will always return if indoormoisture levels are not controlled.

10.2.6 The Successful Remediation – Tips from the Experts

• Set up and cleaning usually take longer and cost more thanremoving the problem materials.

• Infrared thermographic cameras have, in general, replacedmoisture meters in documenting moisture problems or the lackthereof. The thermographic images are easily understood and giveoccupants confidence that the moisture problem has been solved.

• An air duct cleaning company will always recommend that the airducts and AC unit be cleaned and serviced. When there is aproblem with the AC system, the duct work directly above the airhandler (called the supply plenum) is almost always contaminatedwhile the rest of the duct system is typically fine (unless thebuilding is old). The contaminated supply plenum is inexpensiveto replace with new or can often be cut open easily vacuumed andthen encapsulated and resealed.

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The moisture problem that caused the mold growth in the ACsystem is often due to an air leak in a duct or wall allowing warm moistair to come in contact with a cold HVAC surface. It must be repaired.

Rarely in a residential setting does the entire duct system needcleaning. Cleaning often damages fragile air ducts. Commercial,metal lined ducts can be cleaned.

• There has been evidence that mycotoxins can attach themselves tofine dust particles. These particles and the toxins they contain are notdetected in traditional air or dust samples sent to the labs for mold sporeanalysis. Toxin-laden fine dust particles and stray mold spores mustall be removed before an area can be “mold free.” The following orsimilar 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 tominimize their spread during the removal of moldy materials, theless time and cost involved in clean up.

o Before remediation begins: Set up appropriate containmentincluding sealing AC supply and return ducts in the workarea. Cover furniture with plastic sheeting. Make sure carpetsare covered. Follow all applicable health and safety guidelines.Please note that in the typical situation in which theoccupants are not allowed to be in the home or office duringthe remediation, the usual containment as per EPA guidelinesfor a minor problem can can be a powerful fan placed in awindow frame pulling contaminated air out of the closed offroom(s) being remediated. Too much money can be wasted onbuilding fixed containments that are not necessary but look“professional” and are expensive.

o HEPA vacuum the surface of the mold-contaminatedmaterials to reduce the spread of mold spores before startingthe removal of problem materials. We often use standard ShopVacs with drywall filters for the "HEPA" vacuuming but use along extension to allow the Vac to exhaust outside. Thisapproach is much safer and much less expensive than using anactual HEPA rated vacuum machine.

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o After HEPA vacuuming moldy exterior surfaces, fog surfaceswith a common household disinfectant. Moistening thesurface will further reduce the amount of mold spores thatbecome airborne during removal.

o Before removing drywall, cut 2”-3” inch holes in thedrywall using a drill with the appropriate cutting elementand HEPA Vac, and then fog with disinfectant the interiorof the wall cavities to moisten the interior mold spores,thereby reducing the number of mold spores becoming airborne during removal. (When we HEPA Vac the wall interiorwe take a rubber mallet and whack the wall while vacuuming inorder to dislodge loose mold spores.)

o If carpet is old or water-damaged, make sure that it is removedprior to clearance testing. We like to fog the carpet with disinfectantto 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 useSwiffer. Cloths that are damp with disinfectant work well.HEPA vacuuming is also good. Walls must be wiped down aswell. All carpeted floors must be vacuumed with a qualitycarpet vacuum equipped with a HEPA filter or Steam Cleaned.

o Alternatively, or in addition to hand cleaning surfaces, anelectric leaf blower along with one or more powerful airscrubbers can be used to air wash the entire indoor space. Airwash 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 exposedwall cavities, but when the walls are sealed back up, any moldpresence inside walls in trace amounts will be undetectable ininside air and, therefore, not a health problem.

o The AC system should be fitted with a MERV 11 air filter andthe AC fan should be run continuously 24/7 for a few days totrap any stray particles.

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11. Mold Insurance Claims

When is MOLD covered?

In most cases, mold is NOT excluded from policies when it is a resultof water damage from a covered loss. This is the case even if the policysays that there is no mold coverage.

For example, homeowner’s insurance policies in Florida that havemold coverage are usually capped at $10K unless the homeowner haspurchased additional coverage which some insurance companies offer.This means mold testing & remediation are capped at $10K but therealmost always is another $10K for build back. Many other states havesimilar mold coverage. Commercial policies for office buildings differas they are often not regulated by the State Insurance Commissioner.

Generally, much of the remediation work can be classified asremediating water damaged materials and as such is not under the$10K cap.

Living expense that may be incurred because the mold growth hasmade the residence uninhabitable is not part of the $10K cap.

There are instances when mold claims due to water damage aredenied. If there is no tangible evidence of a covered loss such as a burstpipe or a hurricane wind damaged leaking roof, both of which arecovered losses, then chances are the claim will be denied.

If any plumbing leak has gone unrepaired for 2-3 weeks or more andthe leak was obvious but the insurance company can prove that thehomeowner did not fix in a timely manner … then more than likelythe claim will be denied.

Examples of excluded causes of mold:

• Generally speaking insurance will pay to bring the problem areato pre-loss condition and not to "like-new" condition in regard tofine cleaning.

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However old rugs, carpeting, and other porous contents thatbecome water damaged should be brought to like-new conditionand if this is not possible they should be discarded.

• Closets with high moisture content that result in mold but wherethere is no plumbing or roof leak.

• High water table (exterior water source) where property does nothave proper drainage and wets the interior wall bottoms andgrows mold.

• AC drain pan drip overflow that is defined as a seepage or slowleak and not as a result of a broken pipe.

• Mold growing in an AC closet due to moist attic air entering thecloset as a result of a construction defect.

• Kitchen cabinets that are water damaged and moldy due to slowleak in a faucet that should have been repaired by normalmaintenance.

• Water seepage into walls cavities due to bad window caulkingwhich is a maintenance item.

• Water seepage into wall cavities due to bad caulking or brokengrout in and around shower or tub area. This is considered badmaintenance 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 newpipe 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 notbe detected and would not be expected to be handled by normalmaintenance.

• Window leaks as a result of wind driven rain from a hurricane arecovered but the higher hurricane deductible applies.

• Roof leaks from any age roof as a result of a hurricane.

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The Adjuster

Below we list a typical set of guidelines that an independent adjusteruses in a mold loss investigation. Please note that the typical adjusterneither has any training nor certifications in water damage or mold.In addition, their insurance policy which covers them on errors andomission that may happen in the course of their work does notinclude 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 (thatcould cause the claim to be excluded.)

• Immediate notification to supervisor of claimed health issues andextent 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 Hygienistor Certified Mold Assessor

• General discussion of New York City and EPA Guidelines

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Environmentally Friendly Mold Remediation Techniques That Significantly Reduce Childhood AsthmaEnvironmentally Friendly Mold Remediation Techniques That Significantly Reduce Childhood Asthma

• 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 hygienistor certified mold assessor (either called “assessor”) if insurancecompany wants to use one for the claim. (Such an assessor willoften be someone that gets recommended by the insurancecompany when they have the insurance company’s interests inmind and not the home owner’s interests. The adjuster cannot tellyou who to use but just the price that they will pay for suchservice.)

• Meet with assessor

• When the adjuster receives the report (testing and/or proposedmold remediation protocol) from the assessor, he should reviewand then forward to insurance company.

• Coverage decisions are made by insurance company and notindependent adjuster.

• Settlements are made by insurance company and not adjuster.

• Provide home owner with recommended mold remediationcontractor that will do the work for the settlement price. (Veryoften these will not be either licensed or insured companies. Theadjuster cannot tell you who to use.)

Procedures for Addressing Water Damage / Mold Claims withInsurance Company

• Receive call from insurance company to visit location.

• Verbal review of loss with insurance company by telephone callduring initial visit to insured’s home.

• Based on the extent of damage recommend dry out contractor or

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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 guidelinesstate that if below 10 sq ft recommend New York City. In such acase cleaning is recommended. No assessor or no moldremediation required.

• Take photographs

• Notify insurance company from loss site by phone that there ismold.

• Call assessor if directed by insurance company.

• Enlist remediation company or prepare estimate based on theassessor’s protocol.

• Keep insurance company advised of testing and remediationduring the course of the work.

Preparing Mold Remediation Proposals

The Xactimate program is the number one estimating program in thenation preferred by the largest Insurers. State Farm, Farmers,Nationwide, U.S.A.A., N.F.I.P. and many more have either chosenXactimate, or use a similar software product.

This software uses rates for services and materials calculated based onpast history for specific regions. Regional differences can besubstantial. The rate tables for different cities/ counties can bedownloaded free as part of the monthly subscription.

Xactimate works on macros. You build one or more macros for moldremediation and then reuse or tweak the macro for any particular job.

Below we include an example of a proposal done using the macros welike to use.

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Certified Mold Free Construction2881 W Lake Vista Circle, Davie FL 33328Tel: 954-614-7100 Fax: 954-452-3543www.mold-free.org

Client: XXXXX Fax: (954) XXXXXXX

Property: XXX Stafford Lane WBoynton Bch, FL

Operator Info:Operator: LINDA

Type of Estimate: Water DamageDates:

Date Entered: 01/17/2006

Price List: FLFL4B53Restoration/Service/Remodel

Estimate: 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 willbe 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 CBC1250821Certified Indoor Environmentalist

Certified Mold Free Construction2881 W Lake Vista Circle, Davie FL 33328Tel: 954-614-7100 Fax: 954-452-3543www.mold-free.org

SPILATRAS 01/17/2006 Page: 2

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)

Certified Mold Free Construction

2881 W Lake Vista Circle, Davie FL 33328Tel: 954-614-7100 Fax: 954-452-3543www.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 0.00 131.07including dump fees

PERMITS AND FEES - MOLD FREE 1.00 EA 0.00 995.00 995.00CERTIFICATION

Mold Certification provided by 3rd party Certified Mold Free Corp, which carries $5million in mold insurance.

Room Totals: General Items 1,126.07

Room: Front Bedroom


Laminate - simulated wood flooring - High 258.00 SF 0.00 8.31 2,143.98Grade

Tear out non-salv laminate floor & bag- 258.00 SF 1.95 0.00 503.10Black water

Contamination - pre & post test - air or 4.00 EA 0.00 132.29 529.16surface testing

Mold Testing is done by 3rd party Certified Mold Free Corp which carries $5million in Mold E&O insurance.

Containment Barrier/Airlock/Decon. 100.00 SF 0.00 0.56 56.00Chamber

Peel & seal zipper 1.00 EA 0.00 10.44 10.44

Negative air fan/Air scrubber (24 hr period) 2.00 DA 0.00 72.84 145.68- No monit.




CONTINUED - Front Bedroom


Equipment setup, take down, and 1.00 HR 0.00 37.02 37.02monitoring (hourly charge)

Add for personal protective equipment 2.00 EA 0.00 9.41 18.82(hazardous cleanup)

Tear out wet drywall, cleanup, bag for 110.00 SF 0.46 0.00 50.60disposal

Walls around AC closet

Cleaning & Remediation - Supervisory - 1.00 HR 0.00 40.00 40.00per hr

Water Extraction & Remediation 2.00 HR 0.00 37.02 74.04Technician - 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 110.00 SF 0.00 1.88 206.80texture

Seal/prime the surface area - one coat (anti- 110.00 SF 0.00 0.84 92.40microbial coating)

Paint the surface area - two coats 110.00 SF 0.00 0.63 69.30

R&R Baseboard - 3 1/4" 12.00 LF 0.47 2.62 37.08

Room Totals: Front Bedroom 4,033.12

Room: Breakfast Nook






CONTINUED - Breakfast Nook












Wall under window



Texture drywall - machine 0.00 SF 0.00 0.41 0.00



R&R Baseboard - 3 1/4" 9.00 LF 0.47 2.62 27.81

Room Totals: Breakfast Nook 2,020.15




Room: Rear Bedroom













Wall under window



Texture drywall - machine 0.00 SF 0.00 0.41 0.00



R&R Baseboard - 3 1/4" 14.00 LF 0.47 2.62 43.26

Room Totals: Rear Bedroom 2,569.00




Room: Master Bath


R&R Vanity - High grade 5.50 LF 7.72 145.97 845.30











Room Totals: Master Bath 1,456.06

Line Item Subtotals: for AdjusterSPILATRAS 11,204.40




Adjustments for Base Service Charges Adjustment

Carpenter - Finish, Trim/Cabinet 148.06Cleaning Remediation Technician 74.04Drywall Installer/Finisher 398.16Wood Flooring Installer 175.96Painter 105.56

Total Adjustments for Base Service Charges: 901.78

Line Item Totals: for Adjuster SPILATRAS 2,106.18




Summary for Water DamageLine Item Total 11,204.40Total Adjustments for Base Service Charges 901.78Material Sales Tax @ 6.000% x 2,967.00 178.02

Subtotal 12,284.20Overhead @ 10.0% x 12,284.20 1,228.42Profit @ 10.0% x 12,284.20 1,228.42

Replacement Cost Value 14,741.04Net Claim 14,741.04




Recap by Room

Estimate: for Adjuster SPILATRASGeneral Items 1,126.07 9.30%Front Bedroom 4,033.12 33.31%Breakfast Nook 2,020.15 16.69%Rear Bedroom 2,569.00 21.22%Master Bath 1,456.06 12.03%

Subtotal of Areas 92.55%11,204.40Base Service Charges 901.78 7.45%

Total 12,106.18 100.00%




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%

PERMITS AND FEES 995.00 6.75%

FINISH CARPENTRY / TRIMWORK 91.70 0.62%

PAINTING 1,108.38 7.52%

WATER EXTRACTION & REMEDIATION 3,605.06 24.46%

Subtotal 11,204.40 76.01%Base Service Charges 901.78 6.12%Material Sales Tax @ 6.000% 178.02 1.21%Overhead @ 10.00% 1,228.42 8.33%Profit @ 10.00% 1,228.42 8.33%

O&P Items Subtotal 14,741.04 100.00%

Grand Total 14,741.04

Appendix A

Example Step-by-Step Remediation Procedures

The following example is a step-by-step procedure on contaminantremoval, engineering controls, and personal protection for the EPAmajor category. Problem categorization is based on the extent ofvisible fungal growth both observable on surfaces or expected inhidden spaces; the degree of contamination, and the potential forreleasing contaminants. The procedures in Appendix A are forinstructional purposes. The practices and procedures for each specificmold remediation project need to be defined specifically for thatproject. The following procedures do not detail moisture controlmeasures, that are critical to permanently address any mold problem.Professional evaluation or professional remediation services may behelpful or necessary for Major remediation problems.

Practices and Procedures for “Major” Problem Remediation

Step 1. Select personal protective equipment. Workers shouldprotect themselves with the following:

➢ Respiratory protection capable (N-95 or better) offiltering particles down to 0.3 microns. A half or full-facerespirator equipped with a P100 filter cartridge thatfilters both particulates and acid gas is recommended ifstrong bleach will be used in confined areas withinadequate ventilation.

➢ Protective covering (disposable Tyvek or washable outerclothing, long-sleeved tops, long pants);

➢ Eye protection (goggles which exclude fine dusts) unlessfull-faced respirator is used;

➢ Gloves (impervious to any chemicals used and, ifapplicable, sharp objects).

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Step 2. Contain work area and limit access to authorized personnel.

➢ Erect containment around the area of visible andsuspected hidden mold growth, extending several feetbeyond the affected area. This should be designed to sealoff the contaminated area in an air-tight manner and beunder negative pressure. An effective decontaminationunit system should also be constructed for entering andexiting the remediation work area.

➢ Isolate the air-handling system from the work zone bysealing off supply and return grills with plastic sheetingand duct tape. (HEPA vacuum or clean AC supply andreturn grills before covering them.) If the area beingremediated is served by an HVAC system, it should beshut 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 areasexternal to the containment barriers and the enclosedremediation area. Establish negative pressure usingHEPA-filtered ventilation equipment or axial fan ductedto the outside. Provide make-up air and test or monitorcontainment for leakage.

Step 3. Prepare the work area to minimize mold disturbance thatwill occur during remediation.

➢ Remove easily accessible surface growth by HEPAvacuuming (a standard shop vacuum is not adequateunless the unit is outside and a long hose is used) anddamp wiping.

➢ HEPA vacuum or damp wipe areas and materials, suchas furniture, that will be excluded or removed from thework area. Use component removal1 methods where feasible.

Step 4. Perform mold remediation activities, including detailedcleaning and/or removal of mold contaminated materials.

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➢ Removal should include all carpeting and furnishingsthat have, or had, visible mold growth or strong moldodors, or remained wet for longer than 48 hours and arenot easily cleanable.

➢ Non-porous materials need to be thoroughly cleaned(including metal, ceramic tile, porcelain, glass, hardplastics, finished solid wood items, and concrete).

➢ Porous items such as wall board and semi-porous itemssuch as pressboard cabinets and structural wood such asstuds 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 HEPAvacuumed, shampooed or steam cleaned.

➢ After remediation, bring air scrubbers into areas to becleaned, and with an electric leaf blower, air wash theentire 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 anddocument work performed. Evaluate cleaning practicesusing previously identified evaluation methods to determineif clearance requirements have been satisfied.

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1 Component removal techniques involve enclosing or sealing the surfaces of whole assemblies,sections of building materials, furnishings in plastic or other impermeable materials beforeremoval. For example, wrapping, removing, and disposing of entire components of clothcubicles or entire sheets of wall board while they are in one piece.

Step 9. Once post-remediation criteria have been achieved,deconstruct containment and then remove air-handlingequipment. Air-handling equipment should be left runninguntil the entire containment has been completely takendown and removed.

Step 10. Periodically inspect for the continuing presence of excessmoisture and/or return of mold growth before rebuilding orrefurnishing. If growth reappears, the moisture problem hasnot been corrected. Perform further investigation todetermine moisture problem, correct the moisture problem,and remediate mold growth.

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Appendix B

Mold Remediation References

Mold remediation guidance documents describe or recommendvarious control measures based upon the extent or type of moldcontamination. Our guidance is generally consistent with theguidelines 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 theNational Academies. 2004. (http://books.nap.edu/catalog/11011.html).

“Should You Have the Air Ducts in Your Home Cleaned?” U.S. EPAIndoor 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://chppm-www.apgea.army.mil/mold/TG278.pdf

U.S. Department of Labor, Occupational Health and SafetyAdministration. A Brief Guide to Mold in the Workplace:http://www.osha.gov/dts/shib/shib101003.html

Occupational Safety & Health Administration. Respiratory ProtectionStandard, 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 IndoorEnvironments. http://www.nyc.gov/html/doh/html/epi/moldrpt1.shtml

“Beyond the 10' Mold Assessment: A Guide to Mold Assessment forthe 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

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Appendix CUseful 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: ___________________

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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 beforebeing dried out? Was a professional called in to dry out the water? Ifso what was the procedure? Did they dry wall cavities and behindcabinets? Anyone sick from mold? Sensitive to mold? Chemicallysensitive? Have problems with bleach smells?

_____________________________________________________

_____________________________________________________

_____________________________________________________

_____________________________________________________

_____________________________________________________

_____________________________________________________

Investigation

The visual inspection is the most important initial step in identifyinga water intrusion and/or mold contamination problem.

A picture as they say is worth a 1000 words. We recommend that the

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investigation be recorded using extensive photography that includesdetailed captions under each picture. For those that prefer writtenformat, the following guide is provided. It does not need to be usedif 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 awater 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?

_____________________________________________________

_____________________________________________________

_____________________________________________________

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Inside

❏ Discoloration or mold on baseboards, wallboards. Additionalsurfaces: ___________________________________________

__________________________________________________

❏ 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 sinkSpecify: ____________________________________________

__________________________________________________

❏ 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:_______

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❏ HVAC system contamination evaluationSpecify: ____________________________________________

__________________________________________________

❏ 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 crosscontaminating other areas during remediation activities. Forexample, is the contamination on an outside wall in an isolatedroom with windows that can be opened? Or is the contaminationon a 20 foot ceiling in the middle of a living room?

__________________________________________________

__________________________________________________

__________________________________________________

__________________________________________________

❏ Relocation of occupants/pets required?

Specify: ____________________________________________

__________________________________________________

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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 backflowsfrom 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)

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❏ 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 testingfor mold is unnecessary. Decisions about appropriate remediationstrategies 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 returnvents covered? What is the general state of the problems space andsurrounding area? Clean or dusty/ dirty? _________________

__________________________________________________

After rebuild, should air samples be taken to confirm that there are noelevated levels of airborne mold. ______________________________

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After rebuild, the remediated areas and all surrounding areas should beinspected for cleanliness using the "white glove test". The should be nosettled dust. All surfaces must have been cleaned and HEPA vacuumedto remove any mold spores in the settled dust. Air testing withoutcleaning settled dust is not sufficient for a post-remediation clearance.

Phase IV – Drying Date:__________________

❏ Bulk removal – remove all wet drywall as necessary to inspect allhidden areas

❏ Contaminated material properly removed (sealed plastic bags)

❏ Carpets and padding (dry carpets; however, if wet longer than 48hours, 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): _______________________________

__________________________________________________

__________________________________________________

__________________________________________________

__________________________________________________

__________________________________________________

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Room Particle Cnt RH/Tem IR Camera Air Samples

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Additional Monitoring: Date:_________________


Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Follow-up monitoring at rebuild stage: Date:________________


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:

_____________________________________________________

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Phase VII – Final Inspection & Clearance Testing Date:_________________

❏ Visual, Procedural, Analytical.

Specify: ____________________________________________

__________________________________________________

❏ Third party.

Specify: ____________________________________________

__________________________________________________

❏ Remediation contractor.

Specify: ____________________________________________

__________________________________________________

Representative: Date:

––––––––––––––––––––––––––––––––– –––––––––––––––––

Attorney-Client Privileged Document

Confidential

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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 squarefeet, >25 square feet):

__________________________________________________

__________________________________________________

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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:______________

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Appendix DBasements Water Problems

Moldy or Musty-smelling Basement

Mold and mildew are musty smelling fungi that thrive in moistconditions. Keeping humidity down reduces the chances for mold togrow. Mold will not grow at less than 65% relative humidity (in theabsence of water leaks)! Any groundwater, plumbing or other leaksshould be fixed, as part of a strategy to eliminate mold. Aprofessionally installed Basement Dehumidifier will dry the air andautomatically drain the water out of a hose, so you never have toempty it as you do with a portable dehumidifier.

Concrete Basement Floors

Sealing moisture from permeating up through a porous concrete floorwill lower the relative humidity–helping to prevent mold growth andwill improve energy efficiency throughout the home.

Mold, Mildew, Odors & Crawl Space Moisture

Mold and odors are common to crawl spaces due to the dampenvironment. Sealing a crawl space with an impervious plastic linerwill result in lower levels of crawl space moisture. This is the bestsolution 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 outand creating a healthier crawl space environment.

Water Leaks

Water will enter the basement through the walls, floors, and jointsbetween them. Over the years, contractors and engineers havedeveloped a wide variety of methods to keep basements dry. Some of

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these methods are more effective than others. There are three possiblesolutions:

• Exterior Excavation

• Interior Baseboard System

• Negative-side Sealant

Among the best of these methods is to install an interior baseboarddrainage system along the perimeter of the floor. There are a fewchallenges to this method however. One is to keep the drain frombeing clogged by mud over the years. Many homeowners go yearswithout a water problem and then develop one due to the existingsub-floor and sub-surface drains clogging with mud.

Another challenge is to set up the system to accept water from thewalls without leaving a large unsightly gap at the edge of the floorwhich can collect dirt and debris from the floor - another potential forclogging the drain.

Wall Cracks and Leaks

A poured wall crack is generally caused by concrete shrinkage and thisshrinkage will continue for three years after the walls are initiallypoured and sometimes continue even longer. And then, continuedpressures such as soil contraction and expansion can cause furthercracking and separation. So a long term solution is needed, and onethat is flexible enough to permanently fix the crack with continuedwall movement.

We recommend having the cracks professionally sealed with flexiblesealant. The work should include a guarantee.

Hose/Water Tank Leaks

Many times basements are flooded from other sources than groundwater seepage. Leaking water heaters and washing machine hosesaccount for tens of thousands of flooded basements each year. Whena water heater leaks, an unlimited supply of water under pressure willflood the basement. A standard 3/8” washer hose that bursts at 70 psi,

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will shoot out up to 650 gallons per hour. If these disasters happenwhen nobody is home to notice, they can fill a basement up right tothe top!

Several companies sell and install Water Protection Solutions toprevent these potential disasters.

Search the web for professionals to help you fix problem basement byusing keywords such as: basement; water; mold

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Appendix E:

A Primer on Less Toxic Cleaning

byJim H. White

System Science Consulting

The 'Right' Questions

The best research and solutionscome from asking the ‘right’ questions.

But it is often difficult to discernwhat the ‘right’ questions might be,

without a lot of external help.

We seldom see a wide-enough picturewithout the help of others.

White’s Second Law

The majority of what we knowisn’t true.

We are always saying we knowwhen, in reality,

we just believe something.

Belief isn’t knowledge.

Table of Contents

� Are Cleaning Products Toxic?

� To Kill or to Clean?

� CleaningProcesses

� 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 concentr-ation 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 toxicwhile 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 alongsurfaces.

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 stronglyrecommended 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 remainsuspended in air for some time.

ALLERGEN: a substance (such as a mold spore) that can elicit anexcessive immune response such as hay fever, rashes, sinusitis, orasthma symptoms.

AMPLIFIER: An item (material, substrate, etc.) that supports theactive growth and proliferation (increase in numbers) of mold.

ANTIMICROBIAL: an agent used to suppress or retardmicroorganisms on direct contact (e.g., a fungistatic agent is usedagainst fungi).

BIOAEROSOL: Airborne particles or matter of biological origin(derived from a live or formerly living organism). For example, moldspores or fragments of a mold growth that are suspended in the air.

CLEANING: The science and practice of controlling contaminantsby locating, identifying, containing, removing and disposing ofunwanted substances from the environment.

COLONY: A uniform mass of cells all derived from a single cell andgrowing on a solid surface. A colony is usually the smallest unit ofmold that can be observed with the naked eye.

CONTAINMENT: Barriers, seals, air-locks, negative air filtrationsystems, and other methods used to control the movement of airbornematerials or agents and avoid secondary contamination. For example,plastic sheeting used to enclose a work area to prevent disturbed moldparticles from drifting into adjacent or connected areas.

CONTAINMENT BARRIER: Polyethylene sheeting (or othernonpermeable materials) used to completely seal off a work area toprevent the airborne distribution of contaminants to areas outside thecontainment zone.

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DETERGENT: A cleaning agent. Detergency refers to the ability toremove soil.

DISINFECTANT: Any agent that significantly reduces the numbersof undesirable or infectious microorganisms, but may not eliminateall (e.g., not all bacteria or fungi spores).

DISINFECTION: The elimination and destruction ofmicroorganisms, which may allow for survival of some resistantorganisms (e.g., bacterial endospores or fungal spores).

ENCLOSURE: The practice of attaching a rigid and durable barrierto building components, with all edges sealed for the purpose ofpermanently enclosing contaminants.

FUNGI: A biological kingdom of organisms that includes, amongmany others, mushrooms, puffballs, yeasts, and molds. There arebetween 1 million and 10 million species of fungi.

FUNGISTATIC: A chemical agent incorporated into or applied ontoa material to suppress or slow the growth of fungi on direct contact.

GENUS: A biological level of classification directly above the specieslevel. In the practice of naming mold, the genus is indicated first andis capitalized (e.g., Aspergillus is the genus of the mold namedAspergillus fumigatus). There often are many different species withina single genus. The plural form is genera.

HEPA: High Efficiency Particulate Air. Capable of removal andcapture of 99.97 % of dispersed particles greater than or equal to 0.3microns in size. See the Dept. of Energy standard DOESTD-3020-97for details.

HEPA-FILTERED VACUUM: A vacuum with a properly installedHigh Efficiency Particulate Air filter capable of collecting and retainingparticulate matter 0.3 microns or larger at an efficiency rate of 99.97%.

HIDDEN MOLD: Mold growth on building materials or assembliesof building components that are obscured from the view of anobserver 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 dropceiling, in air-handling or distribution systems, or within a wall cavity.

HYPERSENSITIVITY PNEUMONITIS: (a.k.a. extrinsic allergicalveolitis or "farmer's lung") A syndrome characterized byinflammation of the lungs caused by inhalation of certain allergens.Typically occurs in the occupational setting following the repeatedinhalation of very high levels of an allergen(s), including moldallergens.

LASER PARTICLE COUNTER: Electronic device that scans the airfor particles in different size ranges. For mold spores, the channels of5 micron and 10 micron are used. In this particle size range, dust caninterfere with the measurements. However, since dust usually is evenlyspread throughout a building, if you scan using the laser counter fromroom 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 livingorganism; produced by enzymatic action.

MICROBE: A microorganism, including types of fungi and bacteriathat are usually not visible to the naked eye. Indoor biologicalcontamination can include other microbes in addition to mold, whichmay affect the remediation strategy.

MICRON: A unit of measure equal to one millionth (10^6) of ameter; also known as a micrometer. Approximately equal to 1/25,000inch.

MOISTURE CONTENT: The mass of moisture held in a material,relative to the material. Measured as the mass of water as a percentageof the dry mass of a material. Expressed as a percentage [(wet mass –dry mass) (100)]/(dry mass), or in terms of mass of water overmaterial volume. Moisture content can be measured in the field usinga moisture meter that is appropriate and calibrated for the material.Different moisture content values can be tolerated, depending on thematerial, before mold growth occurs.

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MVOCs: Microbial Volatile Organic Compounds: chemicals that canbe produced by actively growing molds and bacteria, which arereleased as gases into the air and are responsible for the characteristicmoldy or musty odor.

MYCOTOXIN: A harmful substance produced by a fungus, whichaffects 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 thatpublishes the standard "Assessment, Cleaning, and Restoration ofHVAC Systems" (ACR-2002).

NEGATIVE PRESSURE: An atmosphere created in an enclosuresuch that the air pressure within the enclosure is less than the airpressure outside the enclosure, resulting in the tendency for airborneparticles 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 characterizedby chest tightness, flu-like symptoms, and possibly other symptomsfollowing 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 directcontact, typically through infection. The molds most often regardedas pathogenic are those most frequently known to cause opportunisticfungal infections, primarily among immuno-compromisedindividuals (e.g., Aspergillus fumigatus). A microbe that producestoxins that cause disease in the absence of the microbe is not definedas pathogenic.

POROUS: Strictly defined, porous refers to the ability of a materialto allow fluids to pass through (permeability to liquids or gases). Forthe purposes of this document, porous materials are items that absorb

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moisture (liquid water or humidity). Examples include woodproducts, paper products, fabric, carpet and pad, plasterboard,drywall, insulation, and ceiling tiles. In contrast, non-porousmaterials include Formica, vinyl, plastic, glass, some tile, metal, andmany other similar hard surfaced durable or sealed materials.

PROPAGULE: Particles that are capable of germinating andproducing a colony (for example, mold spores or fragments ofhyphae).

PROTECTIVE CLOTHING: Garments worn by workers to keepgross contamination from contacting skin surfaces and reachingunderlying clothing layers.

RELATIVE HUMIDITY (RH): A ratio quantifying the actualamount of water present in air to the maximum amount of water thatair (at the same temperature) is capable of holding; this ratio isexpressed as a percentage. Warmer air has a greater capacity to holdwater in the vapor form than does cooler air.

REMEDIATION: The spectrum of measures intended to correct aproblem and restore the environment to a useable state. Moldremediation is any combination of activities that: a) remove indoormold growth and mold contaminated materials, b) eliminate andprevent excess moisture that allows growth, and c) rebuild or refurnish.

SANITIZER: An agent with cleansing and antimicrobial propertiesthat reduces or inhibits microbial growth.

SPECIES: The next most specific level of biological classificationbelow genus. In the practice of naming mold, the species follows thegenus 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 individuallymicroscopic and many are very buoyant. As such, they readily staysuspended in the air and can be dispersed by air movement. Somespores of mold and bacteria may be highly resistant and able to surviveadverse environmental conditions.

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 livingorganisms 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 causeharm 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 conditionsinclude the certain species of Aspergillus, Penicillium, Fusarium,Trichoderma, Memnoneniella, and Stachybotrys chartarum (note thatother species may also produce toxins).

VIABLE: Able to reproduce under appropriate conditions (theopposite of non-viable). Some mold testing methods only detectmolds that will grow on the specific culture medium used – moldsthat 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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environmentally friendly mold remediation techniques that

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