mold recognition and remediation · and lack of stable humidity in the indoor environment flooding...
TRANSCRIPT
April 16th, 2015
IAHA Maintenance Clinic
Steve Driscoll, CR
Certified Restorer
MOLD
CONTAMINATIONAND REMEDIATION
ABOUT US
• Flirting with 40 years in business, established 1977
• General Contractor & Cleaning/Emergency Service Contractor : All aspects of fire, storm, water, mold, trauma, vehicle damage, remodeling & consulting
• Two locations to serve your needs: Normal, IL (Bloomington & Surrounding areas) & Morton, IL (Peoria & surrounding areas)
• 65+ full time employees on staff (carpenters, painters, dry-wallers, cleaning techs etc.)
• 8 project managers dedicated solely to Disaster Restoration, all are Certified Mold Remediation Technicians
• 24/7/365 emergency response-15 minute response & 2 hours on-site
• Complete over 1,500 projects per year
• Only company with a Certified Restorer (CR) on staff in the area
• Office hours: 6:59 am-6:59 am, Monday through Monday
WHAT’S ALL THIS TALK ABOUT MOLD?
RECENT HEADLINES
• Shocking News: Brittany Murphy’s Mother Claims Toxic Mold May Have Killed Star-2010
• Murphy’s husband dies 5 months later
• Dangerous state of military housing making service members sick across the U.S-November 08, 2012
• Family wins mold lawsuit-Center Street home mold allegedly caused severe respiratory problems for girl who lived there. $1.2MM in damages awarded
• Mold Forces Family Out Of Home - 4/9/2010
• Mold Blamed For Serious Illnesses - 4/8/2009
• Parents Look To Close Mold Infested School - 4/8/2007
RECENT HEADLINES
• Officials Seek Mold Link In Illnesses - 4/3/2002
• Expert: Poor IAQ May Have Killed Woman - 2/22/2002
• $32 MM Landmark Mold Judgment Upheld - 10/31/2001
• Mold Contamination? Burn The Building - 8/2/2001
• Rihanna Wins Key Point in Lawsuit Over Leaky Mansion 1/2014
Rihanna has won a key point in her legal war over a $6.9MMBeverly Hills mansion she bought that leaked, ruining her customfitted sound system and sprouting mold on her designer clothes.
SCHOOLS?
NEW YORK POST?
Mold Contamination?
Burn the Building
CMM Online
• 48 hours
• Dateline
• Wall Street Journal
• Internet sources• CDC website www.cdc.gov/mold
• CMM Online www.cmmonline.com
• Tens of thousands of published articles
HEIGHTENED MEDIA ATTENTION
• Ballard vs. Farmers Insurance- $32MM*
• Ed McMahon: 'Death Mold Killed My Dog‘-ABC News
*Cleaning Maintenance and Management Magazine
• Google “Mold Attorney” About 6,140,000 results 3-17-2015 in .31 seconds
LAWSUITS
HAS ANYONE BEEN INVOLVED IN A MOLD SITUATION?
• Commercial/Restaurant, East Peoria, IL
• Church, Hopedale, IL
• Grade School, Peoria, IL
• Temple, Peoria, IL
• High School, Peoria, IL
• Condominium Assoc, Peoria, IL
• School, Eureka, IL
• Shelter, Varna, IL
• Hotels, Central IL
RECENT MOLD REMEDIATION PROJECTS
• Restaurants
• Private Clubs
• Long/Short Term Health Facilities
• Municipalities (Police & Fire)
• Retail Stores
• Grade Schools
• Universities
• Property Management Firms
• Condominium Associations
WE’VE ALSO REMEDIATED PROJECTS FOR:
•Why are we just now becoming aware that mold is a problem?
• If mold has been here since the dawn of time, why all the recent attention?
TWO QUESTIONS YOU MIGHT BE ASKING YOURSELF
It is ubiquitous in the environment.
That is:
It is found everywhere.-e.g.: landfills, on our pets, in our homes, on our furniture, etc.
MOLD HAS INDEED BEEN AROUND SINCE THE DAWN
OF TIME...
• Leviticus 13:47-59
• Regulations About Defiling Molds
• “47 As for any fabric that is spoiled with a defiling mold—any woolen or linen clothing, 48 any woven or knitted material of linen or wool, any leather or anything made of leather”
MOLD IN THE BIBLE
• According to the Insurance Information Institute, an industry organization based in New York, there are more than 10,000 mold related lawsuits pending in state courts across the country.
LAWSUITS GROW ON MOLD
WHY IS MOLD A PROBLEM TODAY?
•Heating & Cooling Systems - reduced ventilation rates to save energy
ENERGY EFFICIENT HOMES AND BUSINESSES:
Tightly sealed buildings without windows are prime targets for
mold contamination.
USE OF SYNTHETIC BUILDING MATERIALS AND FURNISHINGS
(PLASTIC & OIL BASED PRODUCTS)
• In older buildings, the plaster used for construction of interior walls is less likely to provide a good breeding ground for mold. In newer buildings, where wallboard (drywall) is commonly used for interior and exterior walls. The paper backing provides an ideal environment for mold if that paper becomes wet.
BUILDING MATERIALS
USE OF CHEMICALLY FORMULATED
PERSONAL CARE PRODUCTS,
PESTICIDES AND HOUSEHOLD CLEANERS WHICH ARE WATER BASED
IMPROPER DRYING TECHNIQUES
Usually the result of
uneducated individuals
and/or technicians
This mold formed as a
result of a water damage
that was improperly
handled by the owner
• Central Illinois experienced some of the worst flooding in recent history, April 17th, 2013
• 600 emergency calls in 5 days
• November 17th, 2013 EF4 Tornado, Central Illinois
• January 7th, 2014, Polar Vortex-300 commercial floods
• Unfortunately, we have seen the effect of improper drying and lack of stable humidity in the indoor environment
FLOODING & DRYING
• Some are actually valid cases
• Unfortunately, some are the result of a feeding frenzy by “mold contractors”, attorneys, public adjusters and property owners
10,000 BAD FAITH MOLD LIABILITY CASES TODAY
WHY ELSE ARE WE MORE AWARE OF MOLD ISSUES?
Today, Americans are spending as much as 90% of their time indoors, including more hours in the office at work.*
*EPA Studies of human exposure to air pollutants
LIFESTYLES ARE CHANGING
• Most people know that outdoor pollution can damage their health but many do not know that indoor air pollution can also have significant adverse health effects.
• EPA studies have proven that indoor air pollution can be 2-5 times, and occasionally more than 100 times, higher than outdoor levels.
INDOOR AIR QUALITY
AT LEAST 90,000+ SPECIES OF FUNGI (MOLDS, YEASTS, MILDEWS) HAVE BEEN SCIENTIFICALLY IDENTIFIED
THE MOST COMMON OUTDOOR AND INDOOR TYPES OF MOLD
FOUND IN THE MIDWEST
• Cladosporium
• Pennicillum
• Alternaria species
• Stachybotris - The only toxic household mold (black mold or slime mold)
• Mold naturally grows indoors.
• Mold spores may enter your house by pets, open windows, heating and ventilation.
WHERE DOES THE MOLD COME FROM?
• When spores land on places with excessive moisture, such as from leaky roofs, pipes or flooded areas, they will grow and multiply.
HOW DOES MOLD GROW?
LONG TERM EXPOSURE
LONG TERM LEAK
IMPROPER DRYING TECHNIQUES
LEAKING WATER LINE
DRYER VENT IN CRAWLSPACE(2 gallons per large load)
WHAT DOES MOLD NEED TO GROW?
1. “FOOD” FOR MOLD
• Soil
• Leaves
• Wood
• Drywall
• Painted Drywall
• Insulated Duct Work
• Carpet & Pad
• Insulation
• Glues-Latex
• Almost any
material
• Leaky Roof
• Damp Basement
• Broken Pipes
• Flood Damage
• HIGH HUMIDITY
• ExcessiveCondensation
2. MOLD REQUIRES MOISTURE TO FLOURISH
• Mold only needs 48 hours to begin growing
• Any of the occurrences previously mentioned will result in mold growth if not tended to quickly
3. MOLD REQUIRES TIME TO GROW
• Basement Walls
• Bathroom Tiles
• Windows Where Moisture Exists
COMMON SITES FOR INDOOR MOLD GROWTH
Long-term water intrusion through a sliding glass
door resulted in mold contamination to subfloor,
joists and sill plate.
• Flooding
• Leaking Roofs
• Ice Damming
• Backed Up Sewers
• Poor Clothes Dryer Ventilation*
• Bathroom Ventilation Fans*
• Uncontrolled Humidity Stachybotris will grow on wet hay
COMMON CAUSES OF MOLD IN A BUILDING
• Architectural Design Flaw (60% in 5 years)
• Broken Pipes
• High Condensation
• Poor HVAC Control
• Leaking System, such as dishwasher, water heater, etc.
• Shower Leaks
• Poor Building Maintenance
Sump Pump Failure
Sheathing damaged from excess
condensation due to improper ventilation.
DOES MOLD ALWAYS CAUSE HEALTH CONCERNS?
ALL FUNGI ARE OF HEALTH CONCERN WHETHER THEY ARE
VIABLE (LIVING, OR CAPABLE OF) OR NON-VIABLE (NON-LIVING)
All species of mold should be treated as hazardous. It is wise to err on the side of caution.
Three Types of Exposures
• Skin Contact
• Ingestion
• Inhalation
HEALTH EFFECTS
The type and severity of health effects that mold may produce are
usually difficult to predict.
HEALTH EFFECTS
The health effects of mold generally fall into four categories:
• Allergies
• Infections
• Irritations
• Toxicity
HEALTH EFFECTS
Allergic reactions are the most common.
Symptoms Include:
• Eye, Nose and Throat Irritations
• Chest Tightness
• Breathing Difficulties
• Headache
ALLERGIES
Infections are not as common as allergic reactions, and primarily affect persons with compromised immune symptoms
due to disease or drug treatment.
INFECTIONS
Symptoms include infections to the:
• Skin (rash, dermatitis)
• Eyes
• Lungs
• Other Organs or Systems
ASPERGILLUS FUMIGATUS IS A WEAK PATHOGEN THAT IS THOUGHT TO CAUSE INFECTIONS.
INFECTIONS
Irritations are caused by Microbial Volatile Organic Compounds (MVOC’s), which emit highly toxic gases that can emanate from
material such as wallpaper glue.
IRRITATIONS
The toxic gases, which may be pungent, are released into the air,
creating the musty smells we associate with mold and mildew.
IRRITATIONS
Some, but not all, molds can emit mycotoxins.
Types of mycotoxic* molds include:
• Aspergillus
• Stachybotris
*Not all mold genera has been tested for toxins.
TOXICITY
• Toxicosis
• Cold and Flu-like Symptoms
• Carcinogenic Symptoms
• Nosebleeds
• Headaches
• Chronic Respiratory Symptoms
• Inflammation
• Airway Restrictions
• Nasal Congestion
• Dermatitis
• Heart Problems (Endocarditis -Inflammation of the Heart)
• Neural Damage (Ballard vs. Farmers)
TOXICITY
Possible symptoms of toxic
molds include:
People are affected differently depending on the exposure levels and the condition of their health
prior to exposure.
HEALTH EFFECTS
• Infants & Children
• Elderly People
• Individuals with respiratory conditions or sensitivities to allergies, and asthma.
• People with weakened immune systems due to disease or drug treatment.
AT-RISK GROUPS
HOW CAN WE PREVENT OR LIMIT MOLD GROWTH?
Stop water leaks, condensation, excess humidity or flooding!
MOISTURE CONTROL
• Use an air conditioner or dehumidifier during summer months
• Adequate ventilation in kitchen and baths - the “steam effect”
• Proper extraction and dehumidification or desiccation during water losses
• 50% humidity level or less*
SPECIFIC RECOMMENDATIONS:
Proper drying techniques are critical in
preventing mold growth.
DRYING COMMERCIAL CARPET W/O PADDING.
Proper drying techniques are critical in
preventing mold growth.
Proper drying prevents damage
from moisture.
What can one do if mold already exists?
MOLD REMEDIATION
• Building History- Is the mold pre-existing?
• Loss Date
• Water Source
• Apparent Scope of Damages
• Symptoms
• Verbal/Written Complaints?
• Recent Remodeling/Repairs?
What are your concerns?
QUESTIONS TO CONSIDER BEFORE REMEDIATING
Some things to look for:
• Recent remodeling/repair work
• Roofing/plumbing issues
• Exhaust fans improperly installed (vented indoors)
• Roof vents/sky lights improperly installed
• Windows and doors improperly installed
• Improper drying from previous water damage
ADDITIONAL ISSUES
Can this be remediated in-house or is a professional remediator needed?
MORE THINGS TO CONSIDER
Call a Certified Mold Firm (credentials and references), an Industrial Hygienist,
etc., to perform an inspection
STEP 1:
In addition to visual inspection, the firm will likely take air/swab samples
STEP 2:
Air sampling and/or swab sampling will likely be performed where water
intrusions have resulted in visible mold growth.
STEP 2 CONTINUED:
Structural sampling may be required to determine the infestation in wall cavities.
For example, the firm may cut out a sample portion of drywall or carpeting for further
inspection and testing, or may use an air scope.
STEP 2 CONTINUED:
Develop an Established Baseline
In an area where mold presence is likely, tests are taken in and around the area (in both
affected and non-complaint areas) to determine the level of colony-forming units
(CFU’s) before remediation begins.
STEP 2 CONTINUED:
The firm will develop a Protocol (Fungal Abatement Specifications) based on
his/her inspection, using the U.S. Environmental Protection Agency (US
EPA) Guidelines.
STEP 3:
U.S. EPA Guidelines for Remediating Building Materials with Mold Growth
There are three different levels of remediation according to the U.S. EPA.
Total surface area affected
less than 10 square feet
SMALL AFFECTED AREAS
•Need to be HEPA Vacuumed
•Cleaned with TSP
•HEPA Vacuumed Again
•Discarded
CONTENT & BUILDING MATERIALS
•Minimum Respirator (half-mask)
•Gloves
•Goggles
MINIMUM PERSONAL PROTECTIVE EQUIPMENT (PPE)
No containment required for small affected areas
CONTAINMENT TYPE
Between 10 and 100 square feet
MEDIUM AFFECTED AREAS
•Need to be HEPA Vacuumed
•Cleaned with Water & TSP Solution
•HEPA Vacuumed Again
•Discarded
CONTENT & BUILDING MATERIALS
•Limited to Full
•Use Professional Judgment
PERSONAL PROTECTIVE EQUIPMENT
•Full Containment
CONTAINMENT TYPE
Air Scrubber
creating
negative air
pressure
MEDIUM CONTAINMENT WITH A ZIPPER WALL
Total surface area greater than 100 square feet.
LARGE AFFECTED AREA
•Need to be HEPA Vacuumed
•Cleaned with TSP/Professional Cleaning Solutions
•HEPA Vacuumed Again
•Discarded
CONTENT & BUILDING MATERIALS
FULL
•Full-Mask Respirator
•Tyvek Suit
•Rubber or Latex Gloves
•Seal any opening in protective covering to protect skin
PERSONAL PROTECTIVE EQUIPMENT
•Full 5-stage Containment
CONTAINMENT TYPE
CONSTRUCTION OF 5-STAGE CONTAINMENT
Based on these considerations, what is a typical protocol like?
Typical Protocol for
Fungal Abatement
Typical Protocol for
Fungal Abatement
Other issues to consider based upon the protocol
Prior to remediation, all parties must agree to an established acceptable
level of mold spore CFU’s to be allowed after remediation is considered
complete.
There is no such thing as a100% mold-free environment
AGREEMENT AMONG ALL PARTIES
AIR SCRUBBER
HEPA Vacuum
Hooded Tyvek SuitsFull-mask RespiratorsRubber/Latex Gloves
PERSONAL PROTECTIVE EQUIPMENT
CONTAINMENT
CONTAINMENT
How do you know when you are done with remediation and cleanup?
•Air Samples
•Swab Samples
TESTING & REVIEWING DATA
RE-CLEANING STRUCTURE AS NEEDED
Final Report with Air Samples
Who gets the final reports?
SAMPLE OF A FINAL REPORT
Recap of Mold Remediation Projects
RETAIL STORE
RETAIL STORE
CONDOMINIUM
CONDOMINIUM
SCHOOL
SCHOOL
SCHOOL
SCHOOL
SCHOOL
SCHOOL
SHELTER
SHELTER
QUESTIONS AND ANSWERS
Last Chance
Thank You
We hope you learned a lot and had fun!