Visual Inspections

Visual Inspection

NYS Legislation

The Mold Remediation Plan Must Specify:•The Rooms Or Areas Where The Work Will Be Performed;•The Estimated Quantities Of Materials To Be Cleaned Or Removed;•The Methods To Be Used For Each Type Of Remediation In Each Type Of Area

NYS Legislation

The Mold Remediation Plan Must Specify;•Recommendations For Notice And Posting Requirements •An Estimate Of Cost And An Estimated Time Frame For Completion;•When Possible, The Underlying Sources Of Moisture That May Be Causing The Mold •A Recommendation As To The Type Of Contractor Who Would Remedy The Source Of Such Moisture.

A thorough Visual inspection should be able to satisfy the following field inspector’s requirements;

– A physical/visual inspection of the entire subject property.– A questionnaire completed with the owner, as to all locations

and sources of water, moisture and mold. – Field Assessment Forms and photos to show:

• The extent and location of visible mold.• The cause and origin of the water source.• Inventory of each room.

– Diagram each affected room and a whole house diagram.

Visual Inspection

Red Flags

A visual inspection should be keyed into finding any red flags. A “red flag” could be considered as any situation or condition that is favorable for mold growth, has visible mold, has a history of ,or is currently exhibiting water migration/intrusion:

•Moisture/Water Stains

•Damage/Deterioration allowing water in

•Visible Mold

•Sensitivity/Odors

•Requested by Insured

Visual Inspection

Key Considerations during Visual Inspection;– Detection of Odors Certain molds can produce powerful

Mycotoxin's which can throw off an odor. So if you sense a musty or earthy smell, it is a good possibility you're smelling mold.

– Discoloration Carefully look at the discoloration. Is it black, green or white? These are the most common colors associated with mold.

– Physical Appearance- Does it appear fuzzy, cottony or leathery?

Key Considerations during Visual Inspections(Cont);

– Humidity Is the area you're looking at damp or is there a humidifier close by? Has there been previous water damage in the area? (Flooding) Is the suspect area in a bathroom? Does homeowner run the bathroom exhaust vent after showering? If not, the steam from showering has likely caused mold to begin growing.

– Mold Nutrients Are there cardboard boxes, old books or wood in the immediate area? These are all terrific food sources for mold to grow.

Visual Inspection

Identifying mold is no easy task. It certainly helps to familiarize yourself with the places mold likes to grow such as attics, basements, garages and bathrooms.

However, you also need an understanding of what mold needs to grow and flourish. Namely a food source and dark damp conditions.

Visual Inspection

Evaluating TheVentilation System

• Does residential or commercial building have a ventilation system?

• Is the system on all the time?• Is the system continuous or does it go on and

off during the day?• Does each room have a vent?• Are the vents supplying or removing air?

HVAC Systems

Four areas to be addressed with HVAC’s:

•The return

•The air handler

•The supply side

•The filter

HVAC Systems

In the return-Not a lot of fungal growth occurs, but debris build up is common and fungal growth can attach to that debris. While we do not remove registers and air vents we must ensure that we visually verify that debris and dust has not accumulated in the ducting and providing a growth platform for mold.

HVAC Systems

• The Blower and Other Mechanical Parts Of The Air Handler Systems Are Also Inspected. When Accessible,

• Open And Check For Growth And Cleanliness. Check For Condensation And The Drip Pan To Ensure The Absence Of Mold.

HVAC Systems

The supply side- This is where the incidence of fungal growth increases. If it is fiber board it is easily cut into and then re-taped, but limitations do occur as the use of metal on the supply side may make this area inaccessible. The air filter as well as chases and plenums must be checked for mold, condensation and debris that can facilitate

the growth of mold.

What to do when you see mold

When visible mold is detected it is more than a “Red Flag”. Visible mold requires that actions be performed. For every area in which visible mold is detected you may be required to:

•Take an air sample

•Do swab test(s)

•Take photos

•Measure the square foot area

What to do when you see mold

The HVAC System

•Estimate the square footage of visible mold

•Swab visible mold in air handler, chases or plenum

•Check for mold and blocked condensation pans

•Mold in supply may require air samples in every room supplied

•Note dust/debris buildup in any portion

•Note condensation in ducts and return

•Inspect the filter

Clearance Visuals

•Assess site

•Containment still in place

•No visible mold

•No moisture

•No debris

•Collect Samples per established Protocols

Possible Remediation

Responses

• Fix moisture problem, implement repair plan and/or maintenance plan

• Establish containment • Dry wet, non-moldy materials within 48 hours

to prevent mold growth • Clean and dry moldy materials • Discard moldy porous items that can’t be

cleaned • State of the Art Techniques

Containment

• It’s important to note containment is crucial in determining the effectiveness of remediation, as well as the remediator’s most stringent controls against cross-contamination.

• The containment system should remain in place until determined clearance criteria are satisfactorily met.

When is the Mold Remediation Complete?

• The mold remediation process is never complete until the water or moisture problem that caused the mold to grow in the first place is fixed.

• In fact, one should never start the mold removal process until the cause of the problem is fixed.

• Make sure that all physical mold has been completely removed.

• It is not sufficient to simply clean and encapsulate (the use of a sealer) the mold contaminated surfaces.

• The remediatior must completely remove the mold. This may include methods such as sanding or dry ice blasting. – Then an EPA approved biocide, fungicide, or

disinfectant can be used to help prevent the mold from returning on the previously contaminated surfaces.

Clearance Testing and Procedures

Clearance Testing and Procedures

• It is vital that post-remediation clearance consider the mold that has become aerosolized (in the air).

• This mold can not be seen due to its size, and often can not be detected through your sense of smell.

• This mold can only be detected through laboratory testing which must be completed prior to beginning the mold remediation project.

• The removal of airborne mold is done through a combination of fogging, the use of commercial air scrubbers and cleaning and sanitizing the HVAC system (Heating, Ventilating, Air Conditioning system).

NYS Legislation

The Mold Remediation Plan Must Specify:•The rooms or areas where the work will be performed•The methods to be used for each type of remediation in each type of area•The PPE to be supplied by licensed remediators for use by licensed abaters;•The proposed clearance procedures and criteria for each type of remediation in each type of area;

NYS Legislation

The Mold Remediation Plan Must also Specify:

•Occupant Notification

•Estimate of cost

•When possible, underlying sources of moisture

NYS Legislation

Post-remediation Assessment And Clearance•Determine Whether The Work Area Is Free From All Visible Mold•All Work Has Been Completed In Compliance With The Remediation Plan And Remediation Work Plan Meets Clearance Criteria Specified In The Plan.

NYS Legislation

Post-remediation Assessment And Clearance•Post-remediation Assessment Shall Determine That The Underlying Cause Of The Mold Has Been Remediated So That It Is Reasonably Certain That The Mold Will Not Return From That Remediated Area. •If It Has Been Determined That The Underlying Cause Of The Mold Has Not Been Remediated, The Mold Assessment Licensee Shall Make A Recommendation To The Client As To The Type Of Contractor Who Could Remedy The Source Of The Mold Or The Moisture Causing The Mold.•A Mold Assessment Licensee Who Determines That Remediation Has Been Successful Shall Issue A Written Passed Clearance Report To The Client At The Conclusion Of Each Mold Remediation Project.