Recent Mold Remediation Posts

Mold: What To Look For

12/11/2018 (Permalink)

Winter is here and temperatures are fluctuating, moisture is making its way into our homes in the most unexpected areas. As moisture sits and humidity rises within the home, mold begins to find its place to grow. According to Houselogic.com, the 5 most unexpected places for mold to hide in your home are chimneys, refrigerator drip pans, front-loading washing machines, dishes, and windows sashes and seals.

1. Chimneys

As rain and snow collect down in the chimney, they combine with the dirt and other particles within the brick to create a breeding ground for mold to grow. 

2.  Refrigerator drip pans

The drip pan collects moisture and food spills over time and goes unnoticed from being located under the refrigerator where most people don’t think to clean or even look.

3.  Front-loading washing machines

The seal around the door of the front-loading washing machines often stay wet from being closed when not being used, which creates a great environment for mold growth.

4. Window sashes and seals

This is the time of year when the chill of the cold weather combine with the warmth of the inside to create condensation along windows and walls. The dirt and dust particles left on these surfaces mixed with the moisture create the perfect surface area for mold to grow.

5.  Air conditioners

The air conditioning units hold the dust, pollen and moisture from the air. With the AC sitting throughout the winter, it gives mold the chance to grow and still be hidden away.

Source: http://www.houselogic.com/home-advice/air-quality/unexpected-places-mold-can-hide/

The Growing Problem Of Mold

12/10/2018 (Permalink)

Mold is prominent in the news. But why now? This article summarizes some salient issues involving mold, including: (a) the current status of mold “science” and regulations; (b) what causes mold within indoor environments; (c) how the presence of mold is evaluated, and its implications for exposure; and (d) basic considerations in mold remediation projects.

Media attention and the public’s perception or fear of “toxic mold exposure” hit a peak in 2001 when a Texas couple was awarded $32 million in a lawsuit {(Ballard v. Farmers Insurance Exchange, No. 99- 05252 (Travis Co., Texas, Dist. Ct)]. A December 19, 2002 Appeals Court verdict disallowed $17 million for mental anguish and punitive damages; however, the Court still awarded $4 million plus interest as well as lawyers’ fees. An appeal is expected.

Mold is prominent in the news. But why now? This article summarizes some salient issues involving mold, including: (a) the current status of mold “science” and regulations; (b) what causes mold within indoor environments; (c) how the presence of mold is evaluated, and its implications for exposure; and (d) basic considerations in mold remediation projects.

Mold: Why Now?

Actually, “mold” is a general, conversational term for visible fungal growth. It is roughly equivalent to a gardener’s use of the term “weed” for a plant growing where it is unwanted. The term “fungi” includes molds, bacteria, and viruses. Molds are the largest component of the fungal classification, so the two terms are often used interchangeably and indiscriminately. The earliest reference to mold contamination and remediation can be found in the Old Testament (Leviticus 14:33-47]). Mold is ubiquitous in the environment, and is commonly due to construction defects that cause water intrusion in buildings. Fueling media attention and the public’s concerns is the relatively poor understanding of health effects by general medical practitioners, and the lack of comprehensive regulations or standards concerning allowable exposure criteria for the numerous, known genera of fungi that are known. Add this factor to the various known species of fungi, and the research that needs to be done is staggering.

The Basics

The very presence of mold spores is normal in the environment. However, the presence of mold growth indoors is not normal and may pose health and/or comfort risks to some exposed occupants. Mold growth requires spores (“seeds”), favorable temperatures, a food supply, and moisture. Like plants, mold grows by spreading, and the release of spores. Mold easily spreads outward under favorable conditions. However, if conditions are unfavorable for growth, mold will go dormant and release spores into the air so they can find a suitable environment for survival.

Moisture, nutrients, and favorable temperatures can lead to mold growth in water-damaged materials in 24 to 48 hours. Affected materials should be dried promptly to prevent germination and subsequent mold growth. Relative humidity levels less than 30% yield little growth. Humidity levels greater than 70% yield optimal growth. Nutrients include dust, dirt, soiled surfaces, and organic building materials (e.g., wood, latex paint, drywall, and carpet). Ideal temperatures for mold growth range from 40° F to 100° F. Since this range encompasses comfort temperatures for occupied spaces with ordinary nutrients already available, it is no wonder that mold has many opportunities to propagate. This growth can result from inadequate design, installation, operation, and/or maintenance of the site, building envelope, HVAC system, and/or building. In fact, we can only really control moisture.

Status Of “Mold Science” And Regulations

Unlike workplace exposure levels for physical and chemical agents, no regulations, comprehensive standards, or guidelines currently exist for determining safe levels of mold. There is a lack of information on specific human responses to mold contaminants. Current exposure assessments are based on the judgment of an experienced industrial hygienist, or other qualified indoor air quality professional, using indoor and outdoor comparisons of fungal counts and types.

This may change shortly as a number of possible organizations emerge to shape the science of mold. They include the Centers for Disease Control (CDC), the U.S. Environmental Protection Agency (EPA), the National Institute for Occupational Safety and Health (NIOSH), guidelines such as the “Guidelines on Assessment and Remediation of Fungi in Indoor Environments” published in April 2000 by the New York City Department Of Health, the Equal Employment Opportunity Commission/Americans with Disabilities Act, and the American Industrial Hygiene Association’s (AIHA) May, 2001 “Report by the Microbial Growth Task Force.”

The lack of well accepted regulations, standards, and guidelines is the largest reason why mold litigation has faltered. Daubert/Frye challenges have been successfully used to prevent fungal testing and medical testimony from being admitted into many court cases (the Ballard case was ultimately based on insurance bad faith issues).

However, recent developments may change the information and facts that we use. The US Toxic Mold Safety & Protection Act of 2002 (HR 5040), a/k/a the “Melina Bill”, was sponsored by J. Conyers, Jr., (DMich.). The bill was introduced into Congress on June 27, 2002, and addresses mold in residential homes and government buildings. The full text is available at www.house.gov/conyers/Mold_Bill.pdf. The bill’s basic provisions include (a) establishing guidelines and defining acceptable mold levels; (b) establishing minimum training levels and requirements for the licensing of environmental inspectors and environmental laboratories; (c) providing funds to the CDC and NIH to conduct extensive research and testing to determine the range and magnitude of the black mold infestation problems; (d) providing a 50% tax credit to home owners who pay for a mold inspection, and the creation of a national database of homes found to be infested with toxic mold; (e) requiring the EPA to establish construction standards and techniques; (f) establishing mold remediation criteria; and (g) establishing a national toxic mold insurance program to protect homeowners who are victimized by toxic mold.

Various states have introduced regulatory initiatives regarding mold or indoor air quality in general. With the exception of California’s Senate Bill 732, which became effective in January 2002, these initiatives have largely stalled.

Also lacking are comprehensive standards for mold testing. In April 2002, the “Standards of Practice for the Assessment of Indoor Environmental Quality” was published by the Indoor Environmental Standards Organization (IESO). The first five standards in this document reflect commonly accepted guidelines for sampling mold on surfaces, in air, and within carpets. The last two sections, however, contain new criteria for evaluating mold colonization on surfaces, and for inspecting residential structures for mold contamination. These documents are the first of what may become a family of standards for mold investigations. ASTM International has recently announced plans to develop a “Standard Practice for Transactional Screening of Readily Observable Mold in Commercial Buildings” through its E50 Committee. The goal is to define standards of care that will: (a) establish the indicated industry standard practice; (b) improve the quality and consistency of mold screening reports; and (c) ensure that the practice of mold screening is appropriate, reasonable, and reflective of good industry practice. The E50 Committee is just forming. Their first meeting is scheduled for April, 2003, so it is unlikely that a new standard will emerge soon.

A standard exists for mold remediation. Published by the Institute of Inspection Cleaning and Restoration Certification (IICRC), their “IICRC S500, Standard and Reference Guide for Professional Water Damage Restoration, 2nd Edition (1999)” serves as the written body of knowledge in the water damage restoration industry.

Causes of Interior Mold Growth

Building defects leading to moisture intrusion include non-continuous vapor retarder installation; substandard flashing, roofing, waterproofing, or window installation; poor wall waterproofing; storage and handling of construction materials that contributes to their exposure to rain; the presence of construction debris; and the formation of ice dams. These defects cause moisture inside the structure which then contributes to mold growth.

A number of potentially responsible parties may be involved in building defect claims involving mold. For example, construction managers, project architects, mechanical engineers, and subcontractors may be responsible for improper design or maintenance of buildings and heating, ventilation, and air-conditioning systems; specifying improper materials or methods; and poor workmanship. Product manufacturers may be responsible for the design and operation of equipment or building materials. Landlords, and property management companies may be responsible for failing to properly maintain the building or its systems, allowing tenant actions that lead to mold growth, or failing to disclose facts relating to water events that caused mold growth. Tenants that fail to maintain their HVAC systems properly, or engage in activities that foster mold growth are also potential parties. Water extraction (“remediation”) companies may not completely remove all moisture or mold, resulting in additional growth and contamination. Property inspection companies may fail to discover mold propagating conditions.

What Are The Potential Health Effects From Mold Exposure?

Health effects of fungal exposure are reported to include sensitization, infection, irritating effects (rashes, etc.), Organic Dust Toxic Syndrome (ODTS). Other reported toxic health effects include headaches, respiratory ailments, inhibition of the immune system, lung disease, cognitive memory loss, and brain damage. The lack of dose-response data, as well as time variability of exposure, makes it difficult to establish exposure limits such as those that currently exist for workplace chemicals. However, the Mayo Clinic and others have published studies associating dampness with cough, wheeze, asthma, and respiratory infection. Exposure may be due to spores, or the mycotoxins that fungi emit. Mold’s characteristic “musty odor” is due to these microbial volatile organic compounds (mVOCs) released by fungi.

Why Test?

How should one approach a mold situation to determine its impact on the health of these exposed occupants? If mold is visible, some investigators suggest that sampling is not necessary, and remediation should begin as soon as possible to correct health, structural, or aesthetic concerns. Testing during fungal investigations may be expensive. However, not performing environmental sampling leaves unanswered questions of what types (genera and species) and levels of mold were present. This information may be especially important if adverse health effects to occupants are known or suspected.

Therefore, a simple visual inspection should not be equated with a competent investigation. Mold sampling attempts to characterize typical and worst-case exposure assessments to develop a building baseline. Sampling may also be useful to maintain acceptable levels while a remediation project is on hold, or to challenge the effectiveness of a remediation project.

At best, sampling involves acquiring random grab samples. Practical considerations for environmental sampling involve: (a) making sure that the sampling actions are repeatable; (b) the availability of time, people, and appropriate sampling equipment; (c) whether the investigation should test for viable or nonviable organisms and, if viable organisms are important, whether data at the genus or species level is important; and (d) expenses.

Using an accredited laboratory services is key. Over 120 laboratories participate in the AIHA’s Environmental Microbiology Proficiency Analytical Testing Program (EMPAT). However, currently only 14 laboratories (12 in the US and two in Canada) have successfully achieved accreditation under the AIHA’s Environmental Microbiology Laboratory Accreditation Program (EMLAP). A list of EMLAP laboratories is available at http://www.aiha.org/LaboratoryServices/html/emlap.htm.

A basic sampling protocol generally involves at least one air sampling location outdoors, indoors in an anticipated high exposure (“complaint”) area, and indoors in an anticipated low exposure (“noncomplaint”) area. Air samples may be complemented by surface samples, carpet dust samples, and wall cavity samples (as appropriate) to adequately characterize mold presence. Surface sampling is a nondestructive technique that allows for the determination of possible surface contamination on walls, and content items such as furniture. Carpet dust samples help determine if poor carpet maintenance and water incursions provide organisms with moisture and a nutritional substrate to proliferate to problematic levels. Wall cavity sampling is a minimally intrusive method for determining if mold growth has occurred within walls, even though mold may not be visible.

Interpreting the Test Data

The generally accepted guidelines for interpreting mold sampling data are: (a) indoor levels should not be significantly greater than outdoor levels; (b) non-complaint areas should be less than complaint areas; and (c) in complaint areas, mold types should be consistently present. Relative levels and their relative orders of magnitude are also important. The analysis should consider the rank order assessment of mold found (e.g., those with health effects versus those that are relatively common and benign), and the presence of dominant species. Data interpretation should be performed by an industrial hygienist or other qualified indoor air quality professional.

Mold Remediation

Mold spores can be easily dispersed. Correcting significant mold conditions, which is not a job for the home handyman. Renovation is not equivalent to remediation. In addition to the standards for water restoration and remediation, some guidelines exist for mold remediation. Examples include the previously mentioned NYC DOH “Guidelines” and “Fungal Contamination in Public Buildings: a Guide to Recognition and Management” published by the Federal-Provincial Committee on Environmental and Occupational Health, Environmental Health Directorate, Health Canada ( June 1995). However, their guidance is not without controversy.

Mold remediation should only be attempted after the conditions that caused mold growth have been identified and corrected. Porous materials that show extensive mold growth should then be removed. Nonporous materials should have their surfaces cleaned to typical background levels. Moisture levels should be reduced to and maintained at levels that do not promote mold growth. The amount of contamination governs the level of containment (use of critical barriers), work practices (HEPA vacuuming, negative pressurization, wet methods), and personal protective equipment (respirators, fullbody covering) necessary to prevent the release of mold spores into unaffected areas and protect human health. Mold contaminated materials are not considered as hazardous waste.

Post-remediation validation (a/k/a “clearance”) testing should be performed after remediation activities have ceased, but before critical barriers have been removed. The first step in testing is a visual inspection to ensure that no visible dust or fungal growth exists. If it does not meet this and other qualitative criteria, the job “fails” and recleaning is required. Only if all visible mold and dust ahs been removed should environmental sampling be performed. Typically, more extensive testing is done than in pre-remediation mold testing to ensure that building occupants will have a healthy environment in which to live.

Summary

Molds are complex and can form large colonies indoors under appropriate conditions. Human exposure data causally linking health effects to molds is currently unavailable. Is the fear of “toxic mold” being overblown? Only additional scientific studies will answer that question. But one must not ignore the significance of properly managed building environments to prevent the aesthetic, structural, and potential health effects of mold growth, and the need to promptly and properly evaluate and remediate conditions where mold growth is suspected or known.

https://www.robsonforensic.com/articles/the-growing-problem-of-mold-expert-article

How Mold Gets Into Your Home

12/4/2018 (Permalink)

Mold and fungal spores occur naturally outdoors, where fungi are the earth’s most important recyclers. Indoors, mold needs moisture to grow; it becomes a problem only where there is water damage, elevated and prolonged humidity, or dampness. Common sources of excessive indoor moisture that can lead to mold problems include:

  • flooding from surface waters (i.e., overflowing rivers) or from severe storms;
  • roof leaks from damaged or missing roofing materials, ice dams or blocked gutters;
  • storm-driven rain through window frames, exterior walls or door assemblies;
  • leaking pipes, sewer back-ups or overflows;
  • damp basements or crawl spaces due to a high water table or poorly managed rainwater drainage; and
  • condensation on cold surfaces.

Call SERVPRO of Skagit County today for a mold inspection

What To Expect When Mold Remediation Takes Place

12/4/2018 (Permalink)

Day 1: Kill Mold with Biocide

  • Company Prepares:  The mold remediation company will park a truck as near as possible to the doorway, lay down plastic sheeting, and run hoses through the house to the mold area. If the mold area is accessible from the outside (such as a crawlspace), so much the better. A good mold remediation company will take care to keep your house clean while they do the work.
  • Suiting-Up Process:  As with any other potentially hazardous process, such as the removal of lead-based paint or asbestos, mold remediation workers fully suit up for action: head-to-toe white suits, booties, respirators, and goggles.  This does not necessarily mean that the mold remediation company will be removing toxic mold. This is the usual procedure for any job they are dealing with.
  • Spray Down:  The first step of this two-step process is to spray the mold area with biocide. Biocide is an EPA-approved liquid which kills mold. Note that bleach is not approved by the EPA for killing mold. Typically, this first step should take less time than the second step.
  • Wait:  After the workers leave, the biocide goes to work, killing the mold spores.

Day 2: Spray Mold Area with Encapsulant

Next day, the mold remediation company returns. Again, clear access is needed.

  • Encapsulation:  The workers will spray the area with a type of paint or whitewash that encapsulates the remaining mold spores. The mold remediation company should spray well beyond the moldy area to ensure that no more mold grows. For example, if only a limited area of an attic exhibits mold, the company will probably still spray down the entire attic. This is more desirable, and you should confirm with the company that they will do this.

6 Principles Of Mold Remediation

12/4/2018 (Permalink)

  1. Make sure safety and health precautions are taken by cleanup professionals and occupants. Mold-contaminated buildings can be associated with a number of health problems. Anyone involved in the mold remediation process must be protected from exposure through a combination of practices and controls.
  2. A post-cleanup assessment by an independent environmental expert. An      effective mold remediation cannot be developed without first determining the extent of the contamination to be removed. To ensure that remediation work is being properly performed, it is highly recommended that appropriate documentation of the remediation process be kept by project management
  3. Control of mold before it spreads further. Eliminating mold at the source of      contamination is essential. Once mold spores spread through the air, it will be much more difficult to capture.
  4. Oversee the proper physical removal of the mold. The mold must be physically removed from the structure. Attempts to isolate mold or remove signs of mold on the surface are not adequate. Note that bleach alone cannot kill mold.
  5. Ensure that moisture is controlled to limit future contamination or recontamination. Mold growth is virtually inevitable if moisture is not controlled. Moisture problems must be identified, located and corrected or controlled as soon as possible.
  6. Application of these principles may involve multiple disciplines and professionals from a wide range of restoration and indoor environmental fields

Overview Of Mold Remediation

12/4/2018 (Permalink)

Mold becomes a problem inside a home or business when there's excessive humidity or moisture for an extended period of time. The problem can originate from sudden water releases, like a burst pipe or large spill that goes untreated, or from a chronic condition, such as a leaking roof or plumbing. Even high humidity or warm, moist air condensing on cool surfaces can trigger mold problems. It's always best to have the mold evaluated and removed by a certified professional.

Mold can grow almost anywhere in a home or business if conditions permit. If there is visible growth on painted wall surfaces, property owners should be concerned about what may be growing on the wall's opposite side. The environment inside the walls of a house often differs drastically from the outside and could create a perfect haven for mold. If the wall remains wet for a prolonged period, it's almost guaranteed that the mold growth on the back side will be worse than on the front. At that point, containing the work space and removing moldy materials, followed by cleaning of salvageable framing, are the best options.

Certified professionals have the training and experience to:

  • Identify moisture sources
  • Evaluate mold growth (visible or suspected)
  • Contain damage to the smallest area possible
  • Physically remove contamination
  • Dry materials to ensure that mold will not return
  • Perform or recommend procedures for returning property to a preloss condition

Mold Cleanup

12/4/2018 (Permalink)

Who should do the cleanup depends on a number of factors. One consideration is the size of the mold problem. If the moldy area is less than about 10 square feet (less than roughly a 3 ft. by 3 ft. patch), in all cases it is recommended to call a reputable mold mitigation company:

    • If you choose to hire a contractor (or other professional service provider) to do the cleanup, make sure the contractor has experience cleaning up mold. Check references and ask the contractor to follow the recommendations in EPA guide Mold Remediation in Schools and Commercial Buildings, the guidelines of the American Conference of Governmental Industrial Hygenists (ACGIH), or other guidelines from professional or government organizations.
    • If you suspect that the heating/ventilation/air conditioning (HVAC) system may be contaminated with mold (it is part of an identified moisture problem, for instance, or there is mold near the intake to the system), consult EPA guide Should You Have the Air Ducts in Your Home Cleaned? before taking further action. Do not run the HVAC system if you know or suspect that it is contaminated with mold - it could spread mold throughout the building.
    • If the water and/or mold damage was caused by sewage or other contaminated water, then call in a professional who has experience cleaning and fixing buildings damaged by contaminated water.
  • If you have health concerns, consult a health professional before starting cleanup.*