Managing Mold in the Building Environment CAUBO – June 18, 2005 Ms. Gemma Kerr, Ph.D.

Managing Mold in the Managing Mold in the Building EnvironmentBuilding Environment

CAUBO – June 18, 2005CAUBO – June 18, 2005

Ms. Gemma Kerr, Ph.D.Ms. Gemma Kerr, Ph.D.

2InAir Environmental Ltd. 2005


HeadlinesHeadlines ““Toxic intruder has families fleeing homes”Toxic intruder has families fleeing homes”

San Francisco Chronicle, March 2001San Francisco Chronicle, March 2001

““Attack of the toxic spores: Mold hits Attack of the toxic spores: Mold hits headlines”headlines” Atlanta Business Chronicle, Sept 2002Atlanta Business Chronicle, Sept 2002

““Ed McMahon Gets $7.2M Mold Ed McMahon Gets $7.2M Mold Settlement”Settlement” Reuters, May 2003Reuters, May 2003

““Pay mold-sickness bills, schools told”Pay mold-sickness bills, schools told”Seattle Post-Intelligencer, June 2005Seattle Post-Intelligencer, June 2005


HeadlinesHeadlines ““Erin Brockovich Crusades Against Mold” Erin Brockovich Crusades Against Mold”

San Francisco Chronicle March San Francisco Chronicle March 20012001

““Mold menacing students, costing millions” Mold menacing students, costing millions” CNNCNN

““Killer Mold” Killer Mold” New York Daily NewsNew York Daily News

Mold exposure joins leading personal injury Mold exposure joins leading personal injury claims with $925,000 awardclaims with $925,000 award

Michigan business wire, June 2005Michigan business wire, June 2005


Is mold a real issue ?Is mold a real issue ? In US, one major insurer reportedIn US, one major insurer reported

1999 – 12 claims that involved mold issues1999 – 12 claims that involved mold issues 2001 – 10,000 claims2001 – 10,000 claims 2004 – Slow reduction in claims due to 2004 – Slow reduction in claims due to

insurance policy restrictionsinsurance policy restrictions In August 2002, there were 10,000 current In August 2002, there were 10,000 current

lawsuits in US involving mold issueslawsuits in US involving mold issues Hilton Kalia Tower, Hawaii, brand new, Hilton Kalia Tower, Hawaii, brand new,

virtually closed and suingvirtually closed and suing


Is mold a real issue ?Is mold a real issue ? In Canada,In Canada,

In 2000, Ontario paid $40M in grants to school boards to In 2000, Ontario paid $40M in grants to school boards to correct ‘mold contamination problems’ in schoolscorrect ‘mold contamination problems’ in schools

In 2000, the courthouse in Newmarket, Ontario was In 2000, the courthouse in Newmarket, Ontario was closed due to mold contaminationclosed due to mold contamination

The Alberta Court of Appeal Building was relocatedThe Alberta Court of Appeal Building was relocated BC has seen claims and lawsuits about leaky condosBC has seen claims and lawsuits about leaky condos In 2004, PEI family was forced to leave their new homeIn 2004, PEI family was forced to leave their new home In 2005, in Montreal, a baby’s death was attributed to a In 2005, in Montreal, a baby’s death was attributed to a

hospital mold infection hospital mold infection


Is mold a real issue ?Is mold a real issue ? At least half of US state legislatures have passed or At least half of US state legislatures have passed or

are debating laws related to mold (insurance, licensing are debating laws related to mold (insurance, licensing of practitioners, exposure, real estate sales)of practitioners, exposure, real estate sales)

Progress has been made regarding qualifications and Progress has been made regarding qualifications and training required for mold worktraining required for mold work

Courses from various organizations to ‘accredit’ mold Courses from various organizations to ‘accredit’ mold inspectors, remediators, etc.inspectors, remediators, etc.

Cognizant organizations such as AIHA, ASHRAE, and Cognizant organizations such as AIHA, ASHRAE, and IICRC have recently published documents which IICRC have recently published documents which cover both policy and technical issuescover both policy and technical issues

These include standard of care for buildings and These include standard of care for buildings and procedures for the recognition, identification and procedures for the recognition, identification and remediation of mold remediation of mold


Is mold a real issue ?Is mold a real issue ? In Canada:In Canada:

Federal government: Health Canada Federal government: Health Canada documents, NMS procedure for mold documents, NMS procedure for mold remediationremediation

Provincial regulations: Ontario includes Provincial regulations: Ontario includes worker exposure to moldworker exposure to mold

Provincial publications: Manitoba Provincial publications: Manitoba remediation procedure, several mold info remediation procedure, several mold info documentsdocuments


AgendaAgenda

What we know about What we know about mouldsmoulds

What we don’t knowWhat we don’t know

Managing mold in Managing mold in buildingsbuildings


Indoor BiocontaminantsIndoor Biocontaminants VirusesViruses BacteriaBacteria FungiFungi Dust mite allergensDust mite allergens Animal (cat and dog) allergensAnimal (cat and dog) allergens Cockroach allergensCockroach allergens PollenPollen Etc.Etc.


GlossaryGlossary VirusesViruses

• Little is known about viruses in the indoor Little is known about viruses in the indoor environmentenvironment

• They do not survive in infective form for any length of They do not survive in infective form for any length of time outside the host organismtime outside the host organism

• Transmission by aerosol or contactTransmission by aerosol or contact BacteriaBacteria

• Most need standing water to grow and reproduce Most need standing water to grow and reproduce • Can cause infections (Legionella), and can cause Can cause infections (Legionella), and can cause

more disease than fungimore disease than fungi• Produce allergensProduce allergens• Produce endotoxins (cause flu-like, fever symptoms)Produce endotoxins (cause flu-like, fever symptoms)• Produce volatile organic chemicals (VOCs) (irritants Produce volatile organic chemicals (VOCs) (irritants

and odors)and odors)


GlossaryGlossary FungiFungi

• Organisms that feed on natural organic materialsOrganisms that feed on natural organic materials• Elevated moisture or relative humidity may be sufficient Elevated moisture or relative humidity may be sufficient

to initiate growthto initiate growth• Some are very resilient in harsh environmentSome are very resilient in harsh environment• Can cause infections (Can cause infections (A.A. fumigatusfumigatus, , HistoplasmaHistoplasma

capsulatumcapsulatum))• Allergens – potentially all fungal sporesAllergens – potentially all fungal spores• Mycotoxins – toxic, some carcinogenic, immune Mycotoxins – toxic, some carcinogenic, immune

suppressivesuppressive• Fungal VOCs produced during active growth (irritants Fungal VOCs produced during active growth (irritants

and odors)and odors)


Mold - DefinitionMold - Definition

Molds are simple organisms, part of the Fungus Molds are simple organisms, part of the Fungus species family. Individual spores are too small to species family. Individual spores are too small to seesee

20,000 different types of molds 20,000 different types of molds Most produce small spores that are carried by the Most produce small spores that are carried by the

air as part of the mold reproduction processair as part of the mold reproduction process Molds and mold spores are naturally present in Molds and mold spores are naturally present in

outdoor air and can enter a building through outdoor air and can enter a building through windows, doorways, ventilation systems, and even windows, doorways, ventilation systems, and even on shoes, clothing, etc.on shoes, clothing, etc.

It is impossible to eliminate all mold and mold It is impossible to eliminate all mold and mold spores in the indoor environmentspores in the indoor environment


Mold – Growth ConditionsMold – Growth Conditions

Three conditions are needed:Three conditions are needed: The right temperature for growth The right temperature for growth Nutrients or food Nutrients or food Moisture, high water activity in a Moisture, high water activity in a

material, or high relative humiditymaterial, or high relative humidity

Most molds prefer a similar range of Most molds prefer a similar range of temperature to peopletemperature to people


Mold - NutrientsMold - Nutrients

Cellulose-based Cellulose-based materialsmaterials paper and paper paper and paper

productsproducts cardboardcardboard ceiling tilesceiling tiles wood productswood products drywalldrywall

Other materials Other materials dustdust paintspaints wallpaperwallpaper insulation materialsinsulation materials carpet carpet fabric and fabric and

upholsteryupholstery

Many building materials provide suitable nutrients or support for mold to grow


Mold – Moisture SourcesMold – Moisture SourcesSome typical moisture causes in buildingsSome typical moisture causes in buildings Changes in building construction practices 1970-90’s, Changes in building construction practices 1970-90’s,

including tighter sealing of buildings. If there is including tighter sealing of buildings. If there is inadequate ventilation, this can lead to buildup of inadequate ventilation, this can lead to buildup of moisture moisture

Condensation (cold surface/high humidity)Condensation (cold surface/high humidity) Roof leaksRoof leaks Wall leaks due to landscaping, windows or guttersWall leaks due to landscaping, windows or gutters Plumbing leaksPlumbing leaks Delayed maintenanceDelayed maintenance High interior humidity from outside High interior humidity from outside


Mold – GrowthMold – Growth When spores drop on damp When spores drop on damp

or wet surfaces, they begin or wet surfaces, they begin to grow and will digest to grow and will digest whatever they are growing whatever they are growing on in order to surviveon in order to survive

Growth usually begins after Growth usually begins after 24 to 48 hours24 to 48 hours

Different species like Different species like different moisture levels and different moisture levels and temperature for growthtemperature for growth


What does all this mean?What does all this mean?

Since molds like the same temperatures Since molds like the same temperatures conditions as people, and can grow while conditions as people, and can grow while eating common building materials …….eating common building materials …….

The only practical way to control mold The only practical way to control mold growth in the indoor environment is to deny growth in the indoor environment is to deny the mold access to water or moisture in the the mold access to water or moisture in the airair


WhatWhat We Know: Health EffectsWe Know: Health Effects Many types of molds exist – all have the Many types of molds exist – all have the

potential to cause health effects (allergies)potential to cause health effects (allergies) Molds do not have to be alive to be Molds do not have to be alive to be

allergenic allergenic Toxins can remain in the environment Toxins can remain in the environment

long after the mold is deadlong after the mold is dead Only a few molds can invade living cells Only a few molds can invade living cells

and cause disease (generally only in and cause disease (generally only in immuno-compromised individualsimmuno-compromised individuals))


What We Know: Health EffectsWhat We Know: Health Effects

Common health problems from mold Common health problems from mold exposure include hay-fever type allergic exposure include hay-fever type allergic symptoms (eye, nose and throat irritation) symptoms (eye, nose and throat irritation) and asthmaand asthma

Skin irritations and headaches have also Skin irritations and headaches have also been associated with mold exposurebeen associated with mold exposure

Some individuals are more sensitive than Some individuals are more sensitive than others, i.e. children, elderly people, people others, i.e. children, elderly people, people with immune system problemswith immune system problems


What we DON’T knowWhat we DON’T know Fungi/molds have not been proved to be a Fungi/molds have not been proved to be a

cause of Sick Building Syndrome (SBS)cause of Sick Building Syndrome (SBS) Scientific literature does not agree on the Scientific literature does not agree on the

importance of mold as a factor in SBSimportance of mold as a factor in SBS Competing factors include stress, other Competing factors include stress, other

contaminants, etc.contaminants, etc. Research has shown that it is difficult to Research has shown that it is difficult to

attribute symptoms to specific agentsattribute symptoms to specific agents


What we DON’T knowWhat we DON’T know Despite some anecdotal claims, no link has Despite some anecdotal claims, no link has

been established between mold and internal been established between mold and internal bleeding or memory loss bleeding or memory loss

The Dose-Response relationship between The Dose-Response relationship between mold exposure and health effects is mold exposure and health effects is unknown at present and will be difficult to unknown at present and will be difficult to determinedetermine

Therefore, no one knows what levels of Therefore, no one knows what levels of airborne mold spores are acceptableairborne mold spores are acceptable


Consequences of not knowingConsequences of not knowing

Media frenzyMedia frenzy Public hysteriaPublic hysteria Occupants with health problemsOccupants with health problems LawsuitsLawsuits Expensive remediation of Expensive remediation of

contaminated areas contaminated areas


What is the impact of this?What is the impact of this?

Owners and managers of Owners and managers of buildings may want to reduce buildings may want to reduce the risk of mold contamination in the risk of mold contamination in their buildingstheir buildings

As discussed earlier, this is best As discussed earlier, this is best achieved by addressing the achieved by addressing the issue of unwanted water or issue of unwanted water or moisture in buildingsmoisture in buildings


Minimizing unwanted water in Minimizing unwanted water in buildingsbuildings

Prevention of water entry, plumbing Prevention of water entry, plumbing leaks, and condensationleaks, and condensation

Dealing with unpredictable water Dealing with unpredictable water events quickly and effectivelyevents quickly and effectively

Reduce interior humidity levelsReduce interior humidity levels


Prevention – Design and Prevention – Design and ConstructionConstruction

At the start of the design process, state the intent At the start of the design process, state the intent to design and construct a building that will not to design and construct a building that will not foster mold growthfoster mold growth

Useful reference document – Useful reference document – Mould guidelines Mould guidelines for the Canadian construction industryfor the Canadian construction industry, Canadian , Canadian Construction Association, document 82, 2004Construction Association, document 82, 2004 Discusses owner responsibility Discusses owner responsibility Legal and insurance issues overviewLegal and insurance issues overview Practical guidance for construction workersPractical guidance for construction workers Ventilation system and buildingVentilation system and building

May lead to increased project costsMay lead to increased project costs


Prevention - MaintenancePrevention - Maintenance

Inspection and repair necessary Inspection and repair necessary for:for: Roofs, walls, windows etc.Roofs, walls, windows etc. PlumbingPlumbing

Preventive maintenance needs a Preventive maintenance needs a budget to pay for more staffbudget to pay for more staff


Dealing with Water EventsDealing with Water Events

A water emergency can be dealt A water emergency can be dealt with as such up to 48 hours, with as such up to 48 hours, since mold growth should be since mold growth should be minimalminimal

There may be extra costs There may be extra costs associated with fast clean-upassociated with fast clean-up


Why bother?Why bother?

Does the benefit of minimizing Does the benefit of minimizing mold growth justify the costs of mold growth justify the costs of preventive maintenance in preventive maintenance in buildings and swift action buildings and swift action following a flood?following a flood?


If you do not bother:If you do not bother:

After 48 hours, the likelihood of After 48 hours, the likelihood of mold growth increases significantlymold growth increases significantly

An unrecognized mold growth An unrecognized mold growth problem can end up requiring a problem can end up requiring a costly remediation costly remediation Mold is costlier to remove than waterMold is costlier to remove than water Potential health impacts necessitate Potential health impacts necessitate

increased standard of occupant care increased standard of occupant care


When managing buildings …When managing buildings …

The best option is to address water The best option is to address water issues in order to minimize mold issues in order to minimize mold contaminationcontamination

While addressing water issues has a While addressing water issues has a financial cost, dealing with mold financial cost, dealing with mold contamination usually has greater contamination usually has greater costcost


Costs of dealing with moldCosts of dealing with mold

Remediation costs are higher than for Remediation costs are higher than for water alonewater alone

Mold exclusion clauses or sub-limits are Mold exclusion clauses or sub-limits are now a standard part of insurance policies now a standard part of insurance policies

Insurance companies will not pay for Insurance companies will not pay for mold remediation where mold growth mold remediation where mold growth was the result of a neglected water was the result of a neglected water problem, or an act of natureproblem, or an act of nature


Costs of dealing with moldCosts of dealing with mold

Perceived health effects from mold Perceived health effects from mold exposure can result in lawsuitsexposure can result in lawsuits

Canada’s Bill C-45 makes Canada’s Bill C-45 makes managers and owners responsible managers and owners responsible for employees’ health and comfortfor employees’ health and comfort

Any lawsuit, even if unjustified, can Any lawsuit, even if unjustified, can be costly and damaging to be costly and damaging to reputationreputation


Managing the situationManaging the situation

Needs include:Needs include: Preventive maintenance program Preventive maintenance program

aimed at preventing water problemsaimed at preventing water problems Emergency response program for Emergency response program for

dealing with floods and leaksdealing with floods and leaks Emergency response program for Emergency response program for

dealing with mold contaminationdealing with mold contamination



Need to create “infrastructure” for Need to create “infrastructure” for each program :each program : A mission statement A mission statement A list of results or deliverables expectedA list of results or deliverables expected Details of qualifications required for key Details of qualifications required for key

personnel involved in implementationpersonnel involved in implementation Clear identification of responsibilities of Clear identification of responsibilities of

key personnel and chain-of-commandkey personnel and chain-of-command



““Infrastructure” continued:Infrastructure” continued: Address communication issues Address communication issues

between different responsibility areasbetween different responsibility areas Provide a budget for implementationProvide a budget for implementation Create an audit process for evaluating Create an audit process for evaluating

effectiveness and suggesting effectiveness and suggesting improvementsimprovements


Case StudyCase Study

Student residence floodStudent residence flood

How not to handle itHow not to handle it



The building is located at the The building is located at the lowest point of a hollowlowest point of a hollow

It had improper drainageIt had improper drainage A bad rainstorm filled the base of A bad rainstorm filled the base of

the hollow with water and flooded the hollow with water and flooded the whole ground floor of the the whole ground floor of the buildingbuilding



There was no emergency There was no emergency procedure in place to deal with a procedure in place to deal with a floodflood

No one made the connection No one made the connection between water and mold growthbetween water and mold growth

Wet areas were not cleaned and Wet areas were not cleaned and dried out within 48 hoursdried out within 48 hours



Uncontrolled clean-up a week after Uncontrolled clean-up a week after the flood revealed mold on and in the flood revealed mold on and in wallswalls

Testing led to identification of Testing led to identification of StachybotrysStachybotrys chartarumchartarum

A simple flood clean-up became a A simple flood clean-up became a major mold remediation projectmajor mold remediation project


Case studyCase study

Students were relocated to hotels Students were relocated to hotels during the clean-up and during the clean-up and remediationremediation

Disruption to study and class Disruption to study and class attendanceattendance

Risk communication to students Risk communication to students and students’ parents requiredand students’ parents required



Extra Costs resulting from mold Extra Costs resulting from mold growth:growth: Services of environmental consultantServices of environmental consultant Use mold remediation contractor Use mold remediation contractor

instead of general contractorinstead of general contractor More work, resulting in delaysMore work, resulting in delays Longer hotel stays for studentsLonger hotel stays for students Time spent on risk communicationTime spent on risk communication


SummarySummary The most important factor in managing mold in The most important factor in managing mold in

buildings is reduction of water and humidity buildings is reduction of water and humidity problemsproblems

The costs associated with reducing water The costs associated with reducing water problems are almost certainly less than the problems are almost certainly less than the costs of dealing with mold growthcosts of dealing with mold growth

Effective preventive maintenance and Effective preventive maintenance and emergency response programs require senior emergency response programs require senior management commitment, a budget and management commitment, a budget and careful set-upcareful set-up


ReferencesReferences

Ministry of Labour: BC, Alberta, Ontario, Ministry of Labour: BC, Alberta, Ontario, CSST (Quebec), ManitobaCSST (Quebec), Manitoba

ASHRAE, AIHA, CCA, IICRC: documents ASHRAE, AIHA, CCA, IICRC: documents that will force due diligence because they that will force due diligence because they existexist

US EPA: Mold Remediation in Schools and US EPA: Mold Remediation in Schools and Commercial BuildingsCommercial Buildings


Contact InformationContact Information

Ms. Gemma Kerr, Ph.D.Ms. Gemma Kerr, Ph.D.InAIR Environmental Ltd.InAIR Environmental Ltd.503 – 1390 Prince of Wales Drive503 – 1390 Prince of Wales DriveOttawa, Ontario, CANADAOttawa, Ontario, CANADAK2C 3N6K2C 3N6Phone: (613) 224-3863Phone: (613) 224-3863E-mail: [email protected]: [email protected]

Managing Mold in the Building Environment CAUBO – June 18, 2005 Ms. Gemma Kerr, Ph.D.

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