Mould Investigation - Toronto Catholic District School Board€¦ · MOULD INVESTIGATION September...

Mould Investigation

Loretto Abbey

Catholic Secondary School

101 Mason Boulevard

North York, Ontario

Prepared for:

Toronto Catholic District School

Board

Prepared by:

Stantec Consulting Ltd.

2100 Derry Road West, Suite 300

Mississauga, ON L5N 0B3

Project No.: 169103773

September 29, 2014

MOULD INVESTIGATION

Project No.: 169103773 i

Table of Contents

1.0 INTRODUCTION ............................................................................................................. 1

1.1 SCOPE OF WORK .............................................................................................................. 1

1.2 LIMITATIONS OF SURVEY ................................................................................................... 1

2.0 INDUSTRY STANDARDS AND GUIDELINES ..................................................................... 2

3.0 INVESTIGATIVE METHODOLOGY .................................................................................. 2

3.1 ASSESSMENT ....................................................................................................................... 2

3.2 SAMPLING .......................................................................................................................... 2

4.0 SUMMARY OF ASSESSMENT FINDINGS ......................................................................... 3

4.1 GENERAL CONDITIONS .................................................................................................... 3

4.2 INTERIOR INSPECTION ....................................................................................................... 3

4.3 SURFACE SAMPLING ......................................................................................................... 4

4.4 AIR SAMPLING ................................................................................................................... 5

5.0 RECOMMENDATIONS .................................................................................................... 6

6.0 CLOSURE ........................................................................................................................ 7

LIST OF TABLES

Table 1 Summary of Inspection .................................................................................. 3 Table 2 Tape Lift Sample Laboratory Analysis Results ............................................. 4

LIST OF APPENDICES

LABORATORY ANALYTICAL REPORT ......................................................... A.1 APPENDIX A

MOULD INVESTIGATION

September 29, 2014

Project No.: 169103773 1

1.0 Introduction

Stantec Consulting Ltd. (Stantec) was commissioned by Toronto Catholic District School Board to

conduct a Mould Investigation at the building located at 101 Mason Boulevard in North York,

Ontario.

It is our understanding that water intrusion occurred in Room 110 of the school and musty odours

have been noted by staff.

The primary purpose of the assessment was to check if visible deposits on surfaces were mould

growth, as well as to provide recommendations for the remediation if necessary. Michael Shortt

and William Madden-Macavelia of Stantec conducted the limited mould assessment on

September 23 and 24, 2014.

This report outlines the findings of the assessment.

1.1 SCOPE OF WORK

The following scope of work was undertaken:

A visual inspection of suspect mould growth on surfaces;

Collection of air samples (2 samples indoors, 1 outdoor reference) for submission to an

independent laboratory for analysis; and

Collection of two (2) bulk/tape-lift samples of building materials exhibiting suspect mould

growth within the subject areas for submission to an independent laboratory for analysis to

identify the mould forms present in the sample submitted.

1.2 LIMITATIONS OF SURVEY

The information and observations contained within this report are based on visual assessments of

the interior surfaces of the building (i.e., walls, ceilings and floors), as well as laboratory analysis.

The conclusions given in this report are based on data obtained during the assessment and can

only be extrapolated to an undefined limited area surrounding the sample locations.

This assessment does not constitute a building envelope/building systems assessment, which

would include an intrusive investigation to assess the internal condition, potential moisture

sources, and expected remaining service life of the various components and systems comprising

the envelope of a building. Therefore, conclusions made in this report will offer observed and/or

potential sources of moisture leading to observed suspect and/or confirmed mould growth and

water staining within the subject areas. These conclusions will not necessarily provide the only

sources of moisture within the subject areas leading to suitable conditions for mould growth.

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Project No.: 169103773 2

2.0 Industry Standards and Guidelines

The scope of work and assessment are based on the recommendations provided in the

following documents:

Mould Guidelines for The Canadian Construction Industry, Canadian Construction

Association – 82, 2004

Mould Abatement Guidelines, Environmental Abatement Council of Ontario, Edition 2, 2010

Guidelines on Assessment and Remediation of Fungi in Indoor Environment, New York City

Department of Health and Mental Hygiene, November 2008

Bioaerosols: Assessment and Control, American Conference of Governmental Industrial

Hygienists (ACGIH), 1999

Fungal Contamination in Public Buildings: Health Effects and Investigation Methods, Federal-

Provincial Committee on Environmental and Occupational Health, 2004

Field Guide for the Determination of Biological Contaminants in Environmental Samples,

American Industrial Hygiene Association (AIHA), 1996

Clean-Up Procedures for Mould in Houses, Canada Mortgage and Housing Corporation

(CMHC), 2004

Standard and Reference Guide for Professional Water Damage Restoration – IICRC S500,

Institute of Inspection, Cleaning and Restoration Certification, 2006

Standard and Reference Guide for Professional Mould Remediation – IICRC S520, Institute of

Inspection, Cleaning and Restoration Certification, 2008 278/05

3.0 Investigative Methodology

3.1 ASSESSMENT

An inspection of the accessible surfaces of the subject areas was completed by Stantec to

identify areas where suspect mould was most likely to proliferate (i.e., areas where water

damage/staining was visible on building material surfaces). Tape lift sampling was undertaken in

selected areas to assess the presence and extent of mould growth on the material where the

sample was collected from (refer to Table 1 for findings). Air sampling was also conducted to

identify the presence of suspected mould amplifiers within the subject area.

3.2 SAMPLING

Samples were analyzed by Sporometrics Inc. of Toronto. Sporometrics has been accredited by

the American Industrial Hygiene Association (AIHA) Environmental Microbiology Laboratory

Accreditation Program and participates in the AIHA Environmental Microbiology Proficiency

Analytical Testing (EMPAT) Program. Sporometrics analysts are certified by the Pan-American

Aerobiology Certification Board.

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The tape lift sample was collected using an optically clear tape. Approximately 5 cm of tape

was pressed firmly against the surfaces showing evidence of suspect mould growth. The tape lift

was then affixed on the interior side of a separate labeled plastic bag that was sealed and

submitted for analysis to the laboratory.

Individual air samples for analysis of fungal elements were collected over a five-minute period,

using an SKC Quick TakeTM 15, air sampling pump (calibrated to operate at 15 litres per minute)

with an Allergenco-DTM Air Sampling cassette. This sampling device impacts airborne particles

onto a glass slide contained within the cassette housing called the “trace”. The cassette housing

is designed to distribute and deposit the airborne particles equally on the trace. The results are

airborne mould spore counts expressed in spores per cubic metre (spores/m3) for each of the

identified organisms. The Allergenco-DTM method of air sampling is better suited for measuring

fungal elements that may be underestimated or missed through viable sampling methods (such

as Stachybotrys).

4.0 SUMMARY OF ASSESSMENT FINDINGS

4.1 GENERAL CONDITIONS

It is our understanding that musty odours as well as potential water intrusion have occurred in

Room 110 of the school. The area of concern includes Music Room 110, specifically underneath

the hatch of a sump pump. Stained ceiling tiles were observed in the corridor and change

rooms, however, suspect water damage or fungal growth was not observed above ceiling

spaces.

4.2 INTERIOR INSPECTION

A summary of observations made during the assessment of the subject areas is presented in

Table 1 below, including site photographs.

Table 1 Summary of Inspection

Room Observations Photograph

Music Room 110

Distinct “damp” smell to the room

Stream runs alongside exterior of the

windows

Windows have flaking paint, but no

indication of mould growth

No indication of flooding from pipes

above ceiling

MOULD INVESTIGATION

September 29, 2014

Project No.: 169103773 4

Room Observations Photograph

Music Room 110

Entrance

10 sq m of tiles replaced 7 months

ago near room entrance due to

reported flooding

No stained tiles observed

Sump Pump

Sump pump used to keep stream

from flooding when it rises

Moisture was observed along the

underside of the hatch

4.3 SURFACE SAMPLING

Two (2) tape lift samples were collected. Results of the analysis are noted in Table 2, below:

Table 2 Tape Lift Sample Laboratory Analysis Results

Sample No. Location Microscopic Observations Rating Growth

Indicated

101-T-01 Underside of North Floor

Hatch

Alternaria mycelia NOS

Alternaria spores NOS

Aspergillus / Penicillium mycelia NOS

Aspergillus / Penicillium spores NOS

Cladosporium mycelia NOS

Cladosporium spores NOS

-

-

-

2+

2+

2+

Y

101-T-02 Window of Earth Wall

(Music Room 110)

Alternaria mycelia NOS

Alternaria spores NOS

Aspergillus / Penicillium mycelia NOS

Aspergillus / Penicillium spores NOS

Cladosporium mycelia NOS

Cladosporium spores NOS

-

tr

-

-

1+

2+

Y

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Project No.: 169103773 5

Key:

+ - = not observed;

tr = 100 – 101 elements in total;

1+ = 100 – 101 elements in each of ~ 25% fields;

2+ = 101 – 102 elements in each of ~50% fields; 3+ = 102 – 103 elements in each of ~75% fields;

4+ = >75% fields obscured;

‡ - Possibility of fungal growth in situ based on microscopic observations; Y = yes; N = no; ? = ambiguous.

4.4 AIR SAMPLING

Two spore trap samples (2 samples indoors, 1 outdoor reference) were collected. Results of the

analysis are noted in Table 3, below:

Table 3 Spore Trap Sample Laboratory Analysis Results

Sample No. Location Fungal Identification TOTAL

(Raw Count)

TOTAL

(elements/m3)

101-M-01

Outside Alternaria NOS

Ascospores NOS

Aspergillus / Penicillium NOS

Basidiospores NOS

Cladosporium NOS

Hyphal fragments, pigmented

Myxomycete / smut spores NOS

Polythrincium NOS

Rust spores NOS

(1)

(4)

(89)

(7)

(tr)

260

1100

-

23000

1800

-

-

-

tr

101-M-02

Music Room #110 North

Side

Alternaria NOS

Ascospores NOS


Basidiospores NOS

Cladosporium NOS



Polythrincium NOS

Rust spores NOS

(tr)

(3)

(104)

(1)

(tr)

tr

230

-

7800

75

tr

-

-

-

101-M-03

Music Room #110 South

Side

Alternaria NOS

Ascospores NOS


Basidiospores NOS

Cladosporium NOS



Polythrincium NOS

Rust spores NOS

(2)

(14)

(51)

(3)

(1)

(tr)

(tr)

-

110

740

2700

160

-

53

tr

tr

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Project No.: 169103773 6

Key:

tr = observed outside of enumerated transects

- = not detected

Total elements / m3 expressed at two significant digits

Negative bias increases with increasing background rating

NOS = Not otherwise specified

Background ratings:

0+ = no particulate matter detected,

1+ = >0 to approx. 5%

2+ = approx. 5% to 25%

3+ = approx. 25% to 75%

4+ = approx. 75% to 90%

5+ =>90%

Aspergillus/Penicillium was not in the outdoor sample, but was identified in the sample collected

at south side of Music Room 110. The profile and concentration of mould species detected in

the air samples are consistent with the mould growth identified on the floor hatch.

A copy of the laboratory Certificate of Analysis is provided in Appendix A.

5.0 Recommendations

Based on the findings and conclusions made during the assessment, Stantec recommends that

mould impacted materials (North floor hatch and window of earth wall in Music Room 110)

should be removed or cleaned following procedures outlined in the Canadian Construction

Association document “Mould Guidelines for the Canadian Construction Industry 82-2004”.

During the removal, additional inspection of the materials should be conducted to determine

the extent of mould growth.

MOULD INVESTIGATION

September 29, 2014

Project No.: 169103773 7

6.0 Closure

This report has been prepared for the sole benefit of Toronto Catholic District School Board. The

report may not be used by any other person or entity without the express written consent of

Stantec Consulting Ltd. and Toronto Catholic District School Board.

Any use which a third party makes of this report, or any reliance on decisions made based on it,

is the responsibility of such third parties. Stantec Consulting Ltd. accepts no responsibility for

damages, if any, suffered by any third party as a result of decisions made or actions based on

this report.

Some of the information presented in this report was provided through existing documents and

through interviews. Although attempts were made, whenever possible, to obtain confirmatory

sources of information, Stantec Consulting Ltd. in certain instances has been required to assume

the information provided is accurate.

The information and conclusions contained in this report are based upon work undertaken by

trained professional and technical staff in accordance with generally accepted engineering

and scientific practices current at the time the work was performed. Conclusions presented in

this report should not be construed as legal advice.

The conclusions presented in this report represent the best technical judgment of Stantec

Consulting Ltd. based on the data obtained from the work. The conclusions are based on the

site conditions encountered by Stantec Consulting Ltd. at the time the work was performed at

the specific inspection and/or sampling locations, and can only be extrapolated to an

undefined limited area around these locations. The extent of the limited area depends on

building construction and conditions, weather, building usage and other factors. In addition,

analysis has been carried out for mould on a limited number of samples, and it should not be

inferred that other mould species are not present. Due to the nature of the assessment and the

limited data available, Stantec Consulting Ltd. cannot warrant against undiscovered

environmental liabilities.

If any conditions become apparent that differ significantly from our understanding of conditions

as presented in this report, we request that we be notified immediately to reassess the

conclusions provided herein.

We trust that the above is satisfactory for your purposes at this time. Should you have any

questions or concerns, or require additional information, please do not hesitate to contact the

undersigned at your convenience.

MOULD INVESTIGATION

September 29, 2014

Project No.: 169103773 8

This report was prepared by Christopher Benedetti and reviewed by Rob Robinson.

Regards,

STANTEC CONSULTING LTD.

Christopher Benedetti, B.Sc. Hons.

Technician Phone: (905) 944-6224

Fax: (905) 474-9889

[email protected]

Rob Robinson, P.Eng.

Principal Phone: (905) 817-2070

Fax: (905) 858-4426

[email protected]

CB/RR/mh

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MOULD INVESTIGATION

Project No.: 169103773 A.1

Appendix ALaboratory Analytical Report

SPORE TRAP SAMPLE NO.:a 101-M-01 101-M-02 101-M-03 - - -

Location: Outside Music Room#110 North Side

Music Room#110 SouthSide

Serial #: 1178783 1178795 1178803Expiry date: 2015/08 2015/08 2015/08Volume (L): 75 75 75

Magnification (x): 600 600 600Background (rating)b: 2+ 2+ 2+

No. of transects enumerated: 2 7 10FUNGAL IDENTIFICATIONc: COMPOSITION (raw count) approx. elements / m3 d

Alternaria NOS (1) 260 (tr) tr -

ascospores NOS (4) 1100 (3) 230 (2) 110

Aspergillus / Penicillium NOS - - (14) 740

basidiospores NOS (89) 23000 (104) 7800 (51) 2700

Cladosporium NOS (7) 1800 (1) 75 (3) 160

hyphal fragments, pigmented - (tr) tr -

myxomycete / smut spores NOS - - (1) 53

Polythrincium NOS - - (tr) tr

rust spores NOS (tr) tr - (tr) tr

SUMMARY DATAe:TOTAL (raw count) 101 108 71

LOD (elements / m3) 263 75 53TOTAL (elements / m³) 27,000 8,100 3,700

AIHA LAP, LLC LAB NO: 171117Samples were received in satisfactory condition and tested in accordance with SOP 2.1.2.1. These results relate only to the samples tested.a Analysis compliant with ASTM D7391–09 Standard Test Method for Categorization and Quantification of Airborne Fungal Structures in an Inertial Impaction Sample by Optical Microscopy. Note thatsamples with excessive spore counts or background (4+ or higher) are unsuitable for ASTM compliant analysis.b Rating (amount of trace occluded with particulate matter): 0+ = no particulate matter detected, 1+ = >0 to approx. 5%, 2+ = approx. 5% to 25%, 3+ = approx. 25% to 75%, 4+ = approx. 75% to 90%, 5+ =>90%, Negative bias increases with increasing background rating.c Identification to genus level, taxonomic group or morphological category, where appropriate; NOS = Not otherwise specified.d Evaluated in Nomarski Differential Interference Contrast (DIC) microscopy; tr = observed outside of enumerated transects; - = not detected.e Total elements / m3 expressed at two significant digits; LOD = Limit of detection; NFEO = No fungal elements observed.

Sporometrics Inc.219 Dufferin Street, Suite 20C, Toronto, ON M6K 1Y9 - t.416-516-1660 - f.416-516-1670 - www.sporometrics.com

RESULTS OF LABORATORY ANALYSES: JOB NO. 23704.00To: Katherine Spence Date of report: 2014/09/27Company: Stantec Consulting Ltd. - Mississauga, ON Date of sampling: 2014/09/24Client Project: 169103773 Analyst: Yordanka Gonzalez GuardiolaClient Address: 300 - 2100 Derry Road West, Mississauga, ON L5N 0B3 Date Received: 2014/09/26

SPOROMETRICS 23704.00 PAGE 1 OF 4

BULK / TAPELIFT / BIOTAPE SAMPLE NO.: 101-T-01 101-T-02 - - - -Location: Underside of

North Floor Hatch

Window of Earth Wall

(Music Room 110)

Serial #: 203260 102450Expiry date: 2020/01 2020/01

FUNGAL IDENTIFICATION:a ELEMENTS: MICROSCOPIC OBSERVATIONSb (RATINGc):Alternaria NOS mycelia - -

spores - trAspergillus / Penicillium NOS mycelia - -

spores 2+ - Cladosporium NOS mycelia 2+ 1+

spores 2+ 2+OTHER OBSERVATIONS:background rating 2+ 3+FUNGAL GROWTH INDICATED?d: Y Y

AIHA LAP, LLC LAB NO: 171117Samples were received in satisfactory condition and tested in accordance with SOP 2.1.2.3. These results relate only to the samples tested.a NOS = not otherwise specified.b Mounted in lactofuchsin / lactic acid, or other medium as required, with 50-100 fields examined in bright field microscopy at 400x magnification.c - = not detected; tr = 100 - 101 elements in total; 1+ = 100 - 101 elements in each of ~25% fields; 2+ = 101 - 102 elements in each of ~50% fields; 3+ = 102 - 103 elements in each of ~75 fields; 4+ =>75% fields obscured.d Possibility of fungal growth in situ based on microscopic observations; Y = yes; N = no; ? = ambiguous. For explanation please refer to the final page of this report.




END OF REPORT

Examined By Released By

Yordanka Gonzalez Guardiola, MSc Mike Saleh, MHSc

Analyst Analyst




Guidance on the interpretation of microscopic findings Samples of bulk materials as well as tape lift samples from potentiallycontaminated surfaces may be examined microscopically to assess the potential of these materials to be supporting fungal growth andserving as indoor fungal amplification sites. Guidelines on indoor microbial contamination proposed by Health Canada (HC. 1995.Indoor air quality in office buildings: A technical guide. Federal-Provincial Advisory Committee on Environmental and OccupationalHealth. Ottawa: Environmental Health Directorate 93-EHD-166 rev.) state unambiguously that indoor, active fungal growth sites areunacceptable regardless of the extent to which these amplifiers impact on the indoor airborne spore-load. Fungal spores are commonlyborne on air currents and settle on flat surfaces as a matter of course. Thus, the observation of fungal spores alone is insufficient tocharacterize a specimen as a growth site. This judgment primarily requires the microscopic visualization of fungal filaments ("hyphae",or en masse, "mycelia"). Additionally, the identification of different kinds of fungi usually requires the observation of spores (e.g. conidia,ascospores, etc.) along with the organs responsible for their production (e.g. conidiophores, ascomata, etc.). However, the latter rarelypersist long after the spores have been produced, making definitive identification difficult or impossible in aged specimens. The ratingsystem used by Sporometrics to score the frequency of structures observed microscopically is based on a 5-point assessment of 50-100 microscopic fields, usually taken at 400 x magnification. This system uses the following rating criteria:

Descriptor Criteria (based on 50-100 fields) Interpretation of growth in situ according to observations:

Spores alone Spores and spore-bearingstructures or mycelia

tr 10º-10¹ elements in total growth not indicated growth not indicated1+ 10º-10¹ elements per ~25% fields unclear growth indicated2+ 10¹-10² elements per ~50% fields growth indicated growth indicated3+ 10²-10³ elements per ~75% fields growth indicated growth indicated4+ > 75% fields obscured by elements growth indicated growth indicated




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