Mold Awareness 101

• It’s hard to get a straight answer about mold. Most people turn to the internet or the media and get buried in the rhetoric.

• What do we do when we find mold? Answers can range from burning the house down to doing nothing. Typically the “right” answer is somewhere between these two extremes.

• The goal of this presentation is to cover some of the basics about mold.

Objectives

Housekeeping Employees

• Provide awareness level information to help employees separate Facts from Fiction regarding mold exposure

• Basic Understanding of Health Issues Associated with Mold Exposure

• Train employees in the proper use of personal protective equipment and cleaning tools associated with mold exposure

• Anticipated findings during work activities and work practices

Perspective

Mold and Mold Remediation issues are not new. They are mentioned in The Bible in the Book of Leviticus in chapters 13 and 14.

We did not find a new mold, it did not fall from a alien space ship nor is it a close relative to nuclear waste.

So why is it now such a problem?

History

Former Owners of

Sold Homes10%

Bad Faith Against Insurers

50%Builder for

Construction Defects

20%

HO Associations for Improper Maintenance

20%

Source: www.toxlaw.com; Guy Carpenter

1,000 Cases

2,000 Cases 5,000

Cases

2,000 Cases

Toxic Mold Lawsuits

Unlike other environmental concerns mold has been driven by litigation rather than regulation.

Media Spin

Initial Media Response – Fear (‘99 – ‘01)Secondary Media Reaction – Cautious (‘01 – ’03)Third Media Reaction – Skeptical (‘03 – ‘06)Current Media Reaction – Varied (‘06 – present)

Media Frenzy

Source: New York Times Magazine, August 12, 2001

Source: New York Daily News,

September 10, 2001

Media Frenzy

Media Frenzy

Source: New York Daily News, September 10, 2001

Media Frenzy

Source: Corpus Christi Caller Times

A contractor, wears a special suit as she checks for mold in the floor of a house in Flour Bluff, TX. Mold is becoming a concern for area homeowners.

Media Frenzy

Source: Corpus Christi Caller Times

Piece of air conditioning duct board from a house infested with mold. Air conditioning reduces humidity and makes it harder for mold to grow, but increased use of paper products in homes, coupled with sealing of buildings for energy efficiency, encourages mold growth. Air conditioners then help to spread the spores. The family has sued their insurance company for money to clean and rebuild the house.

If You Want To Prevent MoldIf You Want To Prevent Mold

You Must Control The Water!!!You Must Control The Water!!!

Mold Mold (Everywher(Everywher

e)e)

FoodFood(Carbon Based)(Carbon Based)

WaterWater(All Sources)(All Sources)

MoldMoldTriangleTriangle

KEY POINTS: How Does Your Garden Grow?

A. Well Documented 1. Allergic disease (asthma, hay

fever)2. Opportunistic infections3. Allergic Response

B. Epidemiological Data 1. Lower respiratory infections2. Irritant effects (VOC’s)

C. Anecdotal / Laboratory Data 1. Mycotoxicosis

D. Anecdotal 1. “Fringe” medicine - hysteria

Health Effects from Fungal Exposure

Health Effects of Bioaerosols

“There are very few case reports

that toxic molds inside homes can

cause unique or rare healthconditions…” “The common

healthconcerns from molds include

hayfever like allergic symptoms.”

- Centers for DiseaseControl and

Prevention

Stachybotrys chartarum

Key Points

Not finding mycotoxin producing mold species only impacts the occupant risk and health effects assessments, not the need to properly remediate mold growth in indoor environments. WHY?

Some of the more common mycotoxin producing molds encountered in indoor building environments in the Northwest are Stachybotrys chartarum, Penicillium sp., and Aspergillus sp. Other types of mycotoxin producing molds are encountered on a less frequent basis.

Key Points

• Dead Soldiers– Immune system responses can occur whether such

allergens are “alive” or “dead”• Killing the organism with chemicals will not eliminate

the hazard and can often create other problems.

• All Molds Can Potentially Cause Allergic and Mechanical Response Reactions!

Epidemiological Data Evidence for increased

incidents of LRI (lower respiratory infections) in children living in moldy houses.

Cause unknown.

Childhood Respiratory Disease

Irritant Effects

Health effects from VOCs (odors) and other fungal irritants.– May contribute to non-

specific, building-related symptoms

– May cause a lot of discomfort

• Psychological• “Feels” unhealthy • May trigger fear and

worry– These are important and

legitimate complaints, but are very subjective.

Mycotoxins

Anecdotal/Laboratory Data– Mycotoxins: (my·co·tox·ins)

• A poisonous substance produced by a fungus. Mycotoxins are of most concern in foods such as peanuts.

• There is only anecdotal evidence in humans, and laboratory animal evidence for inhalation effects from mycotoxins in non-agricultural environments.

Who Makes the Recommendations

- American Conference of Governmental Industrial Hygienists (ACGIH)

- American Industrial Hygiene Association (AIHA)- New York City Department of Health- California Department of Health- Environmental Protection Agency (EPA)- Occupational Safety and Health Administration (OSHA)- ANSI/Institute of Inspection Cleaning and Restoration (IICRC)

OSHA Recomendations

The Occupational Safety and Health Administration (OSHA) came outwith:

A Brief Guide to Mold in the Workplace• Sites General Duty Clause, requiring employers to provide a

workplace free from recognized hazards .

This document can be downloaded at http://www.osha.gov/dts/shib/shib101003.html

14 Pages, this is a solid document presenting many of the basics in aeasy to follow manner. Establishes 4 sizes of isolation are, consistentwith EPA document.

IICRC Recommendations

The ANSI (American National Standards Institute) and the Institute of Inspection Cleaning and Restoration (IICRC) came out with:

S520 Standard and Reference Guide for Mold Remediation

This document is available from IICRC for $130 they can be found

at http://www.iicrc.org/

This 12 chapter standard is intended to provide industry standards for

those individuals performing mold investigations and mold remediation.

ANSI/IICRC Recommendations

ANSI/IICRC S520 - Continued

•The S520 is a procedural standard based on review of scientific literature and collaboration with numerous other credible sources.

•An additional Chapter and Section have been added covering Building and Material Science, and an additional section has been added covering Equipment, Tools and Materials.

•This document is written primarily for use by those involved in the mold remediation industry and those who investigate or assess mold related issues.

AIHA Guidelines

American Industrial Hygiene Association (AIHA)

AIHA Guideline 3-2004 Assessment, Remediation, and Post

Remediation Verification of Mold in Buildings.

This document restates more clearly what AIHA had already been

published in other resources.

This document is available for purchase from AIHA

http://www.aiha.org/Content/Topics/mold/

$41 for members and $65 for non-members

AIHA Guidelines

AIHA Guideline 3-2004, Continued

This document is 15 page publication dealing with• Professional qualifications, • Assessment of mold • Collection of samples • Remediation of water damaged building materials • Protection of workers, building occupants, • The collection of post remediation verification samples

are most clearly dealt with in this document.

AIHA Guidelines

The American Industrial Hygiene Association (AIHA) also came out with: Recognition, Evaluation, and Control of Indoor Mold

– Recognition, Evaluation, and Control of Indoor Mold provides the most current and comprehensive discussion on:

• Basic practice of identifying mold damage • Evaluation of the samples that are collected• Process of remediation

This document is available for purchase from AIHA http://iweb.aiha.org/iweb/Purchase/ProductDetail.aspx?Product_code=IMOM08-679 $130 for members and $190 for non-members

EPA Guidelines

The Environmental Protection Agency (EPA) came out with:

Mold Remediation in School and Commercial Buildings.

• This was the first document of it’s type published by a federal agency and is still a great resource.

This document and other useful documents can be downloaded for free at: http://www.epa.gov/iaq/molds/moldresources.html

EPA Guidelines

EPA Guidelines ContinuedPage 2

– “Many types of molds exist. All molds have the potential to cause health effects. Molds can produce allergens that can trigger allergic reaction or even asthma attacks in people allergic to mold. Others are know to produce potent toxins and/or irritants. Potential health concerns are an important reason to remediate/clean up any existing indoor mold growth.”

EPA Guidelines

EPA Guidelines ContinuedPage 25

“Is sampling for mold needed?

In most cases, if visible mold growth is present, sampling is unnecessary. In specific instances, such as cases where litigations is involved, the source(s) of the mold contamination is unclear, or health concerns are a problem, you may consider sampling as part of your site evaluation.”

EPA Guidelines

EPA Guidelines Continued Page 25

… “Keep in mind that air sampling for mold provides information

only for the moment in time in which the sampling occurred, much

like a snapshot. Air sampling will reveal, when properly done, what

was in the air at the moment when the sample was taken. For

someone without experience, sampling results will be difficult to

interpret. Experience in interpretation of results is essential.”

Commonly Asked Questions

How closely should we interpret the results of microbial air sampling?

Basic guideline (inside vs. outside) and rely on the expertise of the

person performing the sampling.

• Variability is part of the air we breath, interpreting sampling results with absolutes is just not supported by the limitation of the science.

General Interpretive Guidelines

Inside vs. OutsideComplaint vs. Non-ComplaintVarious Sample TypesNormal Variations in Region

Consider other factors:• Building walkthrough• Reported symptoms• Types of people being exposed

Surface samples• It is usually very important to

distinguish between actual growth and normal fallout.

EPA Guidelines

Table 1, Water Clean Up andMold Prevention

– Porous Materials– Fiberglass Insulation– Gypsum Board– Wood Surfaces

Table 1: Water Damage - Cleanup and Mold Prevention

• Moisture control is the key to mold control, so when water leaks or spills occur indoors - ACT QUICKLY.  If wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow.

• Keep air conditioning drip pans clean and the drain lines unobstructed and flowing properly. Keep indoor humidity low.  If possible, keep indoor humidity below 60 percent.

Click to edit Master title styleTable 2: Guidelines for remediation of building

materials

If mold growth has occurred or materials have been wet for more than 48 hours, consult Table 2 guidelines. Even if materials are dried within 48 hours, mold growth may have occurred. Items may be tested by professionals if there is doubt. Note that mold growth will not always occur after 48 hours; this is only a guideline.

EPA Guidelines

Table 2, Guidelines for Remediation of Building Materials– Small (less than 10 square feet)– Medium (Between 10 and 100 square feet)– Large (Greater than 100 square feet)

EPA Guidelines

Mold Remediation Key Steps:– Assess the Size– Selection of Contractors– Plan Project– Identify Source for Water– Remediate– Repair Water Leak– Check for return of moisture and mold problem.

Basic Do’s and Don’ts

- What To Avoid

– Activities that cause spores and fungal fragments to become airborne.

• HEPA Vacuum or Damp wipe rather than Dust

– Disturbing moldy materials when a building is occupied.

– Using chemicals to KILL the mold.

Basic Do’s and Don’ts

What To Avoid:

– Painting over (yes even with an anti-fungal paint) without addressing the bulk growth on the surface.

– Don’t overlook associated building materials when addressing the main areas of microbial growth.

– Ignoring the source of the problem will not prevent it from coming back.

Basic Do’s and Don’ts

What To Do:

– Plan: evaluate the situation fully, many times you are only seeing the beginning of the problem.

– Isolate areas: where mold will be disturbed from other portions of buildings and ventilation systems.

– Clean: following any remediation or microbial cleaning activities to remove the dust from exposed surfaces.

Basic Do’s and Don’ts

What To Do:

– Assure that the water source is eliminated and that the mold is adequately removed and then clean up the area after remediation has been completed.

– Collect samples to assure the remediation efforts have been effective in reducing indoor fungal concentrations to background levels.

Housekeeping

Use Nitrile gloves when cleaning up after mitigation efforts and when using anti-microbial chemicals

Cleaning

Make sure you identify all of the places to look for evidence of moisture and/or mold growth

Cleaning

Clean horizontal surfaces with damp rags and/or HEPA vacuums

Cleaning

Clean horizontal surfaces with damp rags and/or HEPA vacuums

Cleaning

Clean room contents and atypical surfaces

Cleaning

Launder linens when cleaning after mitigation efforts

Cleaning

Use a brush attachment and a HEPA vacuum to clean lamp shades and other textiles that can not be laundered

Cleaning

Clean horizontal surfaces including carpeting using a truck mounted carpet extraction cleaner following a moisture incident.

Use additional equipment to facilitate drying if necessary, including axial fans and dehumidifiers.

Contents Cleaning

Contents are divided into three major categories Non-porous, Semi Porous, and Porous. Each type of material has a different ability to be cleaned after it has been impacted by water and/or mold growth.

• Non-porous Items (glass)– Almost Always Cleanable

• Semi-porous Items (wood)– Typically Cleanable

• Porous Items (upholstered furniture)– Visible mold growth - Typically Need to be Discarded– Without Visible Mold Growth - May be cleanable but

have lingering odors or stains

Contents Cleaning

Contents Cleaning(See EPA, ACGIH, and ISIAQ)

• Cleaning Methods– Damp wipe and HEPA vacuum

» Eliminate dust from impacted surfaces» Filter air during cleaning efforts» Prevents cross contamination of adjacent areas

• Testing for Clearance– Visual Inspection

» White Glove – Dust should be gone– Active Sampling

» Collection of Dust, Swab, and/or Tape Samples(Requires interpretation by a qualified professional)

Other Issues

BiocidesWhen, where, and how to use them –

• Interim measure – biocides only buy time if you don’t stop the water.

• Effectiveness is dependant on contact time and exposure to biocide – preclean the impacted area before application.

• Follow the labeling on the packaging for usage – don’t use a concentrated product at full strength.

• Stops proliferation only, doesn’t inhibit the re-growth beyond reducing total numbers (birth control)

• Can mask issues or create larger problems – if not used correctly.

Other Issues

Anti-Microbial ProductsWhen, where, and how to use them –

• Preventative product not a cure – will not be effective long term, especially if water source is not eliminated.

• Products should always be used in accordance to label.• Inhibits the recurrence of mold growth (re-growth) but

doesn’t kill organisms already growing.• Can be added to many paints and sealants for added

level of prevention against recurring microbial growth.• Anti-microbial products also include treated wood

framing members with heavy metals referred to as pressure treated wood or other metal containing products such as zinc strips frequently fond of roofs.

Other Issues

SealantsWhen, where, and how to use them –

• Belts and suspenders – inhibits the ability of a product to absorb water and thus reduces susceptibility to mold growth.

• Surface must be cleaned first otherwise sealant will not be effective.

• Can also have biocides and/or anti-microbial additives that can help inhibit microbial growth.

• Usually applied as a liquid and dry clear or as a film similar to paint.

• According to directions – temperature and relative humidity can impact their effectiveness and cure time.

• Adds time and cost, may not be needed – but provides some resistance to recurring mold growth on impacted building materials.

The End!