POST-CONSTRUCTION: PROTOCOLS FOR MOLD GROWTH INVESTIGATIONS Mold... · 1.) To assist Builders...

POST-CONSTRUCTION:PROTOCOLS FOR MOLD

GROWTH INVESTIGATIONS

,Corp.

Adapted from: State of MinnesotaEnvironmental Health Division Indoor Air Unit

By

W W W . M O L D - F R E E . O R G

Table of Contents

Section Page

Executive Summary .............................................................................................3

Introduction ........................................................................................................5

Procedure for Initial Investigation of Mold ...........................................................6

Step 1 Contact Indoor Air Quality Coordinator............................................6

Step 2 Problem Background Evaluation.........................................................6

Step 3 Investigation .......................................................................................8

Step 4 Mold Cleaning and Removal ............................................................10

Step 5 Professional Moisture Investigation...................................................13

Step 6 Professional Mold Investigation ........................................................14

Appendix A: Rationale for Recommendations . . . . . . . . . . . . . . . . . . . . . . . .17

Appendix B: Background on Mold and Health Effects . . . . . . . . . . . . . . . . . .21

Appendix C: Personal Protection and Contaminant Control . . . . . . . . . . . . . .24

Appendix D: Interpretation of Mold Testing Results . . . . . . . . . . . . . . . . . . .28

Appendix E: Expectations For Professional Mold Investigations . . . . . . . . . . . .41

Appendix F: Mold Remediation References . . . . . . . . . . . . . . . . . . . . . . . . . .47

Appendix G: Water Intrusion Event Control Log . . . . . . . . . . . . . . . . . . . . . .48

Appendix H: Water Intrusion Telephone Interview . . . . . . . . . . . . . . . . . . . . .55

Appendix I: Glossary of Term . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57

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RECOMMENDED BEST PRACTICES FOR MOLD INVESTIGATIONS

Executive SummaryBuilders increasingly are required to respond to the complexities ofaddressing indoor mold growth problems, as well as handle a varietyof occupant concerns that are raised when such problems occur or aresuspected. The goals of this document are two-fold:

1.) To assist Builders and/or Builder staff (Builders) in their efforts toinvestigate the causes and severity of mold growth problems forthe purpose of finding appropriate cost-effective solutions.

2.) To provide a set of compliance documents and procedures thatwill assure the Builder as well as the occupants that the work isbeing performed according to industry accepted guidelines andprocedures.

A key message of this document is that while post-remediation testingshould always be performed from a health perspective Builders shouldrarely, if ever, need to have mold testing performed in their initialinvestigation of a mold problem. Briefly, the main reasons for thisposition are that:

• Indoor mold growth simply should not be tolerated – when suchgrowth is evident, the critical cause (excess moisture) should becorrected and the mold removed as quickly as can be done in asafe and effective manner;

• Such testing rarely answers the difficult questions such as, whatare the health risks and is evacuation necessary?;

• Such testing often leads to unrealistic expectations that can’t bemet;

• There are other practical and cost-effective methods foridentifying many of the conditions that need intervention; and

• The key to solving a mold problem will always be to correct thesource of excess moisture and remove or contain moldcontamination – usually these objectives can be achieved quitewell without initial mold testing.

However, there clearly will be situations where mold testing at the

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beginning of an investigation is valuable or otherwise warranted; forexample, to “justify” remediation expenditures or protect parties fromliability. In addition, properly performed initial testing may be usefulin finding hidden growth or contamination that is not observable. Ifsuch mold testing is performed, it is critical that the investigationgoals are clearly understood, achievable, and focused on solving theproblem. We recommend that Builders inform themselves adequatelyso they can be active participants in decisions about mold testing andso ensure that results will be useful in correcting the problem.

Free advanced on-line training for Builder’s maintenance and/orcustomer service personnel is available at: www.Mold-Free.org. Theon-line training is available in both English and Spanish.

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IntroductionThe goal of this guideline is to assist Builders and Builder staff(Builders) in responding to problems related to indoor mold growth.The guideline’s focus is on practical, cost-effective methods to identifyindoor mold growth problems; assess the causes; and documentcompliance.

The main objective of any mold investigation should be to locate sitesof indoor mold growth, in order to determine how to best control theunderlying moisture problem and then remove or contain the moldproblem.

Mold is never the problem. Indoor mold growth is an indicator of amoisture problem. Unless the cause of the moisture is properly solved,mold will always return.

The guidance in this booklet is only intended to represent “bestpractices” advice of a general and conceptual nature for the types ofsituations many Builders struggle with. When extensive hidden moldgrowth is present or when problematic contamination has spreadbeyond the initially identified areas, these guidelines alone may not besufficient.

This document does not provide comprehensive guidance on remediationof severe mold contamination. More detailed guidance and training isavailable free of charge on CMF's website: www.Mold-Free.org. Theon-line training is available in both English and Spanish.

It is important for Builders to understand that it is best to never testfor mold, unless both sampling and interpretation of the data can bedone in a way that meet the investigation objectives with anacceptable degree of certainty.

The following steps are intended to help Builders perform or overseean investigation of a suspected mold problem.

Steps 1- 3 are actions that can often be done by Builders themselvesor in the case of Builders with limited resources, can be done withminimal outside assistance.

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Step 4 and Appendix C can help Builders determine when and if in-house remediation is appropriate or in making sure that outsidecontractors and consultants meet the Builder’s goals.

Steps 5 and 6 describe expectations for professional investigation ofindoor mold growth and its causes.

Appendices G and H include forms that could be used (or modifiedas required) to prove Builder's due diligence and compliance ininvestigations.

Procedure for Builders’ Initial Investigation of MoldGrowthWe recommend that Builders use the following steps during theirinitial efforts when responding to a known or suspected moldproblem. Each step should be applied to the specific problemsituation and considered in the order presented.

Excess moisture is the core underlying cause of any indoor moldproblem. It is critical to address any water event as soon as possible:Drying efforts should begin immediately and significant effort shouldbe made to assure that materials are substantially dried within 24 to48 hours before mold has a chance to grow.

STEP ➊ Contact Indoor Air Quality Coordinator

All Builders should have a person assigned the role of Indoor AirQuality (IAQ) Coordinator. The IAQ Coordinator should be the firstpoint of contact for all complaints or suspicions of mold problems. Aprofessional Indoor Air Quality Consultant should be contacted foradvice on complex problems.

STEP ➋ Problem Background Evaluation

It is critical in the early stages of a mold investigation that one remains

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objective, resisting the temptation to attribute problems andcomplaints to the most obvious or most easily found explanations.Proper procedures for thoroughness should be followed.

We recommend that Builders use, or modify for their own use, theforms in Appendices G and H:

Appendix G: Water Intrusion Event Control Log

Appendix H: Water Intrusion Telephone Interview

These forms not only document the Builder actions but help to makesure Builder staff follows an orderly and industry accepted format forinvestigation and follow up.

The IAQ Coordinator1 should ask plenty of questions to gatherbackground information on the problem, including such details as:

✔ What is the nature of the problem as reported? Is it visible mold,odors, symptoms, or other?

✔ Who reported the problem?

✔ Where and when has the problem occurred? Include dates andweather conditions.

✔ What has been observed by the person(s) reporting the problem?

✔ Who else has observed the problem?

✔ What symptoms, if any, are reported and by whom? Includetiming, location, frequency, severity, and duration.

Use the information gathered to form an initial assessment of thesituation and begin developing hypotheses. Evaluate what is known,and decide what other information may still be needed to understandand resolve the problem. Make certain that the “needs” identified arelogical and realistic. If mold growth is visible and its extent isconfidently understood, go to STEP ➍. Visible mold also indicatesthe likely presence of other moisture-related biological pollutants suchas bacteria and dust mites.

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1 If IAQ Coordinator is a consultant and not Builder employee, they should be aware ofand follow any applicable legal requirements. All information collected during aninvestigation is the confidential property of the employer.

If there are medical issues and/or legal issues involved, the IAQCoordinator should immediately contact the Builder Vice President orPresident before proceeding further.

STEP ➌ Investigation

If the problem’s source is not readily observable, yet it makes sensebased upon symptoms or history/evidence of excess moisture tosuspect mold involvement, the suspected areas should be investigated.The following activities are recommended.

✔ A visual check for mold growth. The appearance of mold mayinclude many textures or colors. Growth may appear as a solidpatch or discrete colonies.

✔ A visual check for signs of excess moisture or water damage suchas leaks, warping, standing water, staining, condensation,efflorescence, corrosion of metal, or dampness to the touch.

✔ The use of your sense of smell to locate sources of odors. “Moldodors” are typically described as “earthy” or “musty”.

✔ Using a Laser Particle Counter, an elevated count in the 5 or 10micron size range usually correlates with elevated mold sporesespecially if the other size (smaller) channels that indicate generaldust and debris do not also show elevated levels.

✔ Examine or survey suspected areas with a Thermographic Camerato determine locations of elevated moisture within materials or atsurfaces in problem areas.

Pay attention to colder surfaces, slab floors, hidden spaces, and areasof poor air circulation. Note that a measurement of relative humidityin room air can fail to identify excess moisture because it is not anindicator of the amount of humidity or condensation available tomold growing on a cool surface.

Builders should be able to carry out the early phases of aninvestigation, but the skills of an indoor air quality or moisture expert

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may also be needed in some cases. However, if the Builder is equippedand trained in the use of laser particle counters and infraredthermographic cameras, rarely will outside help be required toidentify problem areas.

Visual inspection and physical assessment should routinely include allareas where moisture sources may be present such as crawl spaces,utility areas, tunnels, and air plenums. In doing so, identify andfollow safety requirements related to confined spaces. Other areas thatshould be evaluated include areas with potential water/weatherintrusion such as roof, windows, doors, skylights, moistureaccumulation on cool condensing surfaces, plumbing, steam pipes,and mechanical air handling and cooling systems.

Moldy environments do not always have visible growth on easy-to-seesurfaces. Mold commonly grows hidden within enclosed spaces orother areas that are difficult to view. Consequently, visual inspectionand odor assessment may also require careful destructive or intrusiveefforts to inspect areas such as the following2.

✔ Behind, under, and within cabinets, shelving units, storagelockers, and other furniture or furnishings.

✔ Under carpet and pad, especially when covering, or installed over,an on-grade or sub-grade slab.

✔ Above ceiling tiles.

✔ Behind wall coverings such as wallpaper and paneling.

✔ Within duct work, chases, risers, tunnels, plenums.

✔ Within wall cavities which can often be checked through electricaloutlets.

✔ Inside appliances and mechanical systems.

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2 To minimize disturbance of mold colonies and damage to building materials, make smallinspection openings and attempt to examine interior spaces using flashlights, dentist’smirrors, boroscope or other techniques. Careful handling implies working slowly andgently to disturb the potentially contaminated materials as little as possible. The use of aHEPA vacuuming is to remove and capture surface contamination as it is encountered.

From a public health perspective, there is no practical reason to testvisible mold growth found. Instead, the growth should be promptlyremoved by cleaning or disposal. However, bulk, contact or tape liftsamples may be appropriate in some circumstances, such as when it is“necessary” to verify that a suspected material is mold in order tojustify expenditures or corrective steps.

Appendix C contains recommendations and advice regarding theneed for personal protective equipment and contaminant control. Itis strongly advised that Builders consider these issues beforeproceeding with investigation activities that may physically disturbmold growth or other contaminants such as lead and asbestos. Ifapplicable to investigation activities, safety requirements for confinedspace entry should also be anticipated and must be followed.

STEP ➍ Mold Cleaning and Removal

The following is not meant to be a complete discussion of moldremediation. Moreover, no comprehensive consensus guidance currentlyexists for mold remediation in the industry or scientific community. Thesister publication, "Post-Construction: Mold Remediation Guidelines"provides a much more thorough discussion of remediation.

Decision makers are urged to consider the potential health threats andthe possibility of worsening problems if clean-up of extensivecontamination is not properly planned or performed carefully.Builders should use a graded approach calling for greater protectivemeasures with increasing: a) amount of contamination; b) chance thatcontaminants will be released to the air due to physical disturbance ofthe growth; and c) likelihood that occupants will come into contactwith contaminated surfaces or air. The basis for making suchdeterminations invariably involves professional judgment and requiresan understanding of the problem. Appendix C describes some of themost important considerations for protection of occupants andworkers and for the control of contaminants.

The Builder staff has the final authority concerning how a mold

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problem is handled. That decision is largely a matter of judgment anddepends on many situation-specific factors including budgetconsiderations, potential liability, the perceived nature and extent ofthe problem, and the skill, experience and level of care that can beexpected of those doing the work. It is strongly recommended thatexperienced, trained and skilled personnel perform the mold removalwork when contamination is extensive or beyond the abilities of theBuilder’s staff. However, when small to moderate amounts of moldgrowth are found, typical Builder staff should be able to removecontamination by carefully and conscientiously applying thefollowing general procedures.

✔ Identify source(s) of excess moisture and begin to remove excessmoisture as soon as possible, or go to STEP ➎ if professionalassistance is needed.

✔ Correct source(s) of, and reasons for, excess moisture.

✔ Trap or capture as much surface mold growth as possible fromaccessible surfaces as soon as visible mold is found:

➤ Vacuum all visible mold growth using a HEPA vacuum; a shopvacuum is not adequate, unless it has been upgraded with aHEPA filter.

➤ Carefully and systematically damp clean surfaces withdisinfectant to remove and capture surface growth.

✔ Determine if the material(s) supporting surface mold growth canbe cleaned or should be removed and discarded:

➤ Porous3 materials (including “manufactured” or “processed”wood products) – remove, enclose in plastic sheeting or bag,and discard all porous materials, goods and furnishings which

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3 Hard surfaced porous materials such as tile, finished wood products, cement, concretecan often be left in place provided that they can be cleaned well, disinfected (optional), andthoroughly dried. If “manufactured” or “processed” wood products and solid wood arestructurally sound, would be very difficult to replace and are only lightly contaminated onthe surface, thorough cleaning, disinfection, drying and optional sealing may be successfulprovided the material is kept dry in the future.

have or had visible mold growth or strong mold odors.

➤ Non-porous materials (including solid wood items) –thoroughly clean all visible growth and soiling from non-porous surfaces which have or had visible mold by scrubbingwith an all-purpose cleaner or detergent solution (for finalwiping steps, use clean water with disinfectant in it).

✔ Expand cleaning to areas and materials in the vicinity of thevisible mold growth. This includes areas where it is likely thatoccupant traffic or activities may have carried contaminants fromthe primary sites of growth. Use methods that can capture andtrap mold particles, such as HEPA vacuuming and damp cleaning(no sweeping, dry dusting, brushing).

✔ Determine if bleaching is needed or desirable. For example, whenhardsurfaced porous materials are impractical to replace, such asconcrete or cement walls or floors, they should be disinfected witha dilute [5-10%] hypochlorite bleach solution4 or stronger, aftercleaning as described above. The solution should be applied bylight misting or wiping on to avoid runoff; treat the entire areathat supported visible growth. The surfaces should be kept dampwith the solution for at least 30 minutes and ideally up to twohours, rinse, then allowed to air dry. Since dilute bleach is actuallya poor cleaning agent and can be inactivated by organic matter, itis critical to thoroughly clean off major visible growth and soilingbefore bleaching with diluted bleach. Straight bleach, rather than

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4 The mixture ratio suggested for initial use is a 20:1 to 10:1 dilution of standardhousehold bleach. One part household bleach in 20 parts water yields roughly a 5% bleachsolution (roughly 0.25% hypochlorite solution). One part household bleach in 10 partswater yields roughly a 10% bleach solution (roughly 0.5% hypochlorite solution).Bleach is a strong oxidizing agent that can corrode, etch or discolor some materialsdepending on the concentration of the mixture. If harm to surfaces or people is anticipated,other disinfectants may be tried as substitutes.

WARNING: Bleach should never be mixed with any other chemicals unless theproduct label indicates this is safe. Bleach should never be mixed with any ammoniacontaining product because chlorine gas will be produced. Always provide properventilation when cleaning or disinfecting agents are handled, mixed or used. Always wearprotective gloves when using bleach to avoid skin burns.

diluted bleach, can do a very good job of removing built up moldon wood furring, trusses or siding but special equipment isrequired to protect workers. We strongly recommend thatBuilders use consultants for such work and not employees. Whenworking with straight bleach it will not damage the finish ongalvanized steel electrical pipes (which has a heavy finish) but willmar the finish on high hat and some other metal materials. Rinsewith dilute disinfectant after bleaching to eliminate finishtarnishing.

✔ Allow or facilitate complete drying of all materials wet from excessmoisture, cleaning activities, or disinfection solution.Dehumidifiers, fans, and ventilation with dry warm air are amongthe methods that may be used to speed drying. Otherwise,complete drying to normal levels may take days or weeks. See ourapplication note entitled "Do-it-Yourself Dry Out of WallCavities for Builders" for practical procedures on drying wallcavities and ceiling plenums.

✔ Perform final inspection for signs of continuing presence of excessmoisture and/or return of mold growth before rebuilding orrefurnishing. If growth reappears, repeat cleaning steps anddisinfect again using a stronger bleach solution and allowinglonger contact time. Consider that regrowth may indicate that thematerial supporting the growth should be removed and/or thatexcess moisture has not been controlled adequately.

STEP ➎ Professional Moisture Investigation

Assessment and correction of the source(s) of excess moisture isabsolutely critical to solving and attempting to prevent thereoccurrence of an indoor mold problem. A building performance ormoisture expert/ consultant may be needed when moisture problemscannot be identified or resolved by Builder staff. Builder andconsultant should determine clear objectives for the moistureinvestigation and ensure that the goals support those of the mold

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investigation effort. The consultant should be asked to provide thefollowing:

Expectations for Professional Moisture Investigation

✔ Conduct a thorough walkthrough inspection of thefacility/suspected problem area;

✔ Trace water/moisture pathways to source(s), if possible;

✔ Conduct moisture testing appropriately;

✔ Recommend specific actions to correct and prevent moistureproblems; and

✔ Provide a written report or communication to the Builder,detailing investigation procedure, findings and specificrecommendations.

The Builder should apply the findings and recommendations fromthe professional moisture investigation to the clean-up responseoutlined in STEP ➍.

STEP ➏ Professional Mold Investigation

From a health perspective, the Builder should rarely, if ever, needmold testing in their initial investigation of a mold problem. SeeAppendix A for further explanation and the rationale for this position.However, testing might be performed for reasons which are nothealth-based or scientific; for example, to “justify” remediationexpenditures or protect parties from future legal liabilities. Inaddition, if problems consistent with indoor mold persist after thepractical measures described in STEPs ➌ and ➍ have been completed,appropriate and properly performed testing may be valuable infinding additional hidden growth or non-visible contamination.

If mold testing is to be performed, it is critical that the investigationgoals are clearly understood, logical and achievable. Testing for moldshould not be conducted unless an objective case can be made for itas a necessary part of solving the problem. Experienced and

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competent investigators should be able to justify any recommendedmold sampling with a clear statement of their hypothesis(es) and howthe test results will be used in determining solutions to the problem.

Builders that choose mold testing as part of their investigation shouldrefer to the expectations listed below and in Appendix E. Investigatorsshould follow the guidance in Appendix E as they plan and report ontheir activities to the Builder.

Expectations for Professional Mold Investigation

◆ Clearly designate and communicate objectives of all investigationactivities planned. The primary objectives are toidentify/determine:

• excess moisture accumulation and water intrusion;

• the presence of mold growth; and

• the extent of mold contamination.

◆ Gather background information regarding the site and problemhistory.

◆ Conduct visual assessment of the site and record observations.

◆ Establish, specify and follow sample collection/handling protocolsappropriate to meet investigation objectives.

◆ Establish, specify and follow quality control/quality assuranceprocedures.

◆ Provide results and detailed interpretation.

◆ Provide specific recommendations to:

• correct excess moisture sources and related problems(emphasizing the critical importance of this);

• thoroughly clean and remove mold growth and relatedcontamination; and

• address any other pre-determined objectives.

If mold testing is being considered as part of an investigation, partiesinvolved in addressing the issue should weigh the pros and cons of

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testing before mold testing is conducted. Builders should familiarizethemselves with Appendices A and C.

Competent investigators are responsible for assisting the Builder by:1) objectively educating the Builder staff about what Builder reallyneeds from an investigation and how to best achieve it, rather thansimply responding to what Builder asks for; 2) describing thelimitations of any testing method, including the serious problem thatcan occur when too few samples are taken; 3) describing theapplicability of test results and the common uncertaintiesencountered in interpreting results; and 4) managing the commonfalse expectation that mold testing can reliably predict safety concernsor rule out health risks.

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Appendix A

Rationale for Recommendations

Builders should maintain a focus on solutions when investigatingproblems related, or potentially related, to indoor mold. Effortsshould rely mainly on the most practical and cost-effective methodsof finding mold growth and moisture problems that need correction.Contrary to popular opinion, mold testing is often unnecessary in aninitial investigation and there is no practical health-based reason totest visible mold growth once it is found.

While some mold testing may be useful when it is done properly, itshould not be done unless performed competently and for thepurpose of testing specific hypotheses to aid in solving the problem,such as, locating hidden mold growth or determining the extent ofsecondary contamination. As a health-protective assumption, it issuggested that any signs of mold growth be regarded as a potentialhealth hazard that warrants corrective action, regardless of the type ofmold or amounts measured. Evidence of active mold growth indicatesthat conditions exist that may foster the rapid growth and spread ofmold, some of which can be harmful. Testing should not delayprompt corrective actions, nor should it divert resources from thepractical solutions of moisture control and thorough cleaning toremove mold contaminants.

The following points underscore the view that mold testing isinherently uncertain and cannot be relied upon to answer questionsabout health and safety. Finally, the issues described below alsoillustrate some of the limitations that investigators should be able toaddress in their sampling plan when they propose mold testing as partof an investigation.

Point 1. The nature and quantity of contaminants present at, andreleased from, sites of mold growth are typically dynamic andcomplex. When mold grows and multiplies indoors, it can be veryexpensive to characterize because its concentration in the air may vary

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over time and space based on the following:

a) Both the types of mold and their absolute and relative numbersin air or on surfaces are likely to vary with an array of potentiallychanging micro-environmental factors such as temperature,relative humidity, surface water activity level, type of substrate,nutrient availability, presence of competing micro-organisms,amount of light.

b) The amount of mold spores released to the air from a site ofgrowth and how they are distributed can change dramatically overshort periods of time.

c) The mixture of spores in the air can be influenced by factorssuch as ventilation patterns, air speed and occupant activities, andwill change over time and location as the spores of some speciessettle out at different rates.

d) The deposition and accumulation of mold particles ontosurfaces can depend on releases from growth sites, airbornetransport patterns, effectiveness of removal mechanisms andfrequency of resuspension caused at least partly by occupantactivities such as foot traffic or cleaning.

Point 2. Mold testing is incapable of completely characterizing andmeasuring the total contaminant mixture produced by most indoormold problems. Because there are fairly reliable, practical and cost-effective investigation techniques which don’t require mold testing,the following are reasons to question the usefulness of mold testing inmany situations:

a) Any test method is selective in which molds it can possiblydetect out of the broader universe of those molds that may bepresent – consequently, testing results cannot be relied upon togive a complete picture of all types of mold present.

b) The quantities of mold detected (both the total numbers andrelative frequencies) are not precise counts; that is, the numericalresults can vary by the sampling and analytical method used, andshould be regarded as fairly crude estimates at best.

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c) The results for any particular sample are only applicable to thespecific time and location of the sample – test results onlyrepresent a “snapshot” in time. They cannot be assumed toestimate the contaminant load at another nearby location fromwhere the sample was taken and do not necessarily represent pastor predict future conditions.

Point 3. It is fundamentally impossible to rule out mold-relatedhealth risks by any currently available environmental testing methodsalone. Even if it were practical to collect enough data to identify andquantify all the mold present for a specific time and location, healthrisks and occupant safety would not be fully understood or predicteddue in part to the following:

a) The identity of most mold species, and even strain or isolate,does not adequately predict the amount or types of potentiallyharmful agents produced. A particular mold that can produceharmful substances does not always do so – and the types andamounts it produces may change over time and from one locationto another.

b) Mold fragments are not detected by analysis of air samplesperformed at conventional laboratories and may be the cause ofhealth problems.

c) Mold produced toxins can attach themselves to dust particlesand as such would never be detected by air samples analyzed atconventional laboratories. Dust particles laden with moldproduced toxins may be the cause of health problems.

d) Molds may produce agents which have not yet been identifiedor are not currently recognized as harmful.

e) Mold testing results alone are not adequate to represent aperson’s exposure to mold particles or to the mold’s harmfulproducts.

f ) Much remains unknown about how and why some individualsare affected by mold when others are not, and what factorsparticular to the agent, the exposure, and/or the person lead tohealth problems.

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g) Numerical criteria are not appropriate for determining if ahealth concern exists, because there is no agreement on whatminimum level of any specific mold, much less a complex mixtureof various organisms and their products, is safe or will cause healtheffects.

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Appendix B

Background on Mold and Health Effects

Mold Growth

The term “mold” describes more than a million species of microscopicfungi that grow on wet or damp organic matter, for example, paper,fabric, wood, cellulose-containing materials insulation or ceiling tiles.Several hundred of these organisms may be present in indoorenvironments. The growth requirements for most indoor molds arerelatively simple: oxygen (usually), suitable temperature range, asupply of nutrients, and excess moisture. Moisture is the factor that ismost controllable and should be the focus of mold prevention andinitial remedial efforts.

Mold grows on surfaces of materials that can provide organicnutrients and where excess moisture is available. A visible growth ofmold is called a colony. A material which is supporting active growthand proliferation of colonies on its surfaces is called an amplifier. Oneof the ways that molds reproduce and spread is by specializedmicroscopic cells called spores. Spores are buoyant and readilydispersed by air movement. A single spore or other viable moldparticle can rapidly germinate, within days, to form a new colony –which in turn can produce millions of additional spores.

Airborne and deposited mold particles are present throughout theenvironment – both outdoors and indoors. Molds from the outdoorsare readily transported into a building as air moves through doors andwindows. People carry mold spores from the outdoors and from otherindoor environments on their clothing, foot wear, and on other itemsthat are brought into the building. Consequently, whenever moldtesting is done, some mold is likely to be found; however, the meredetection of mold in an indoor sample does not indicate thatproblematic indoor mold growth is occurring. Finding indoor moldgrowth and favorable conditions for mold growth are the real keys todetermining if mold problems exist or are likely to occur.

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Health Effects of Mold

Many molds can produce a variety of allergenic substances, odorouschemicals, and toxic metabolites. The specific agents produced bymold that can affect human health are not always predictable; theymay vary in type, quantity, and strength from species to species andeven from one strain or isolate to another of the same mold species.For example, a colony that is producing specific harmful agents at onetime might not produce the same agents if the conditions where it isgrowing change, or if it spreads to a new location with a different setof micro-environmental conditions. The situation is furthercomplicated by the fact that multiple species of mold are often presentwhen an indoor mold problem exists, and each species may beinfluenced differently from the others as micro-environmental factorschange.

In order for mold to affect health, it must contact or enter the body.People are mainly exposed to mold by inhaling spores and by skin/eyecontact. Mold also releases a mixture of various volatile organicchemicals into the air that people breathe.

When people are exposed to high levels of mold, especially when itproliferates indoors, a spectrum of health effects may occur. Allergicsymptoms are the most common problems, such as mucousmembrane irritation, rhinitis, and rashes. More severe effects, such asasthma attacks, hypersensitivity pneumonitis, infections, or toxicreactions may also occur. However, since susceptibility to the effectsof molds varies in the population, health impacts from similarexposures can vary greatly from person to person and may not bereadily predictable for some individuals and situations. Persons whoare most likely to be susceptible include those with respiratoryproblems such as allergies or asthma, a compromised immune system,the elderly and the very young. It is recommended that anybody whobelieves they have health problems related to mold should seek professionalmedical attention.

Even when an indoor mold problem has been characterized as well asis possible, there will always be uncertainty regarding if or how the

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health of occupants may be affected. In fact, for a number of practicaland logical reasons, the possibility that some portion of any groupexposed to molds will suffer adverse health effects can never be ruledout when mold is found growing in occupied areas. Given that thereis considerable uncertainty about the health consequences of exposureto contaminants from indoor mold problems, it is recommended thatany mold growing inside be regarded as a sign of a potential (currentor future) health hazard that should be corrected properly as soon aspossible.

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Appendix C

Personal Protection and Contaminant Control

PERSONAL PROTECTION: When mold contaminated surfacesare physically disturbed, greatly elevated levels of airborne moldparticles often result. Such releases can occur during investigation,especially from destructive efforts to get at hidden areas of growth,and clean-up activities. Workers performing such mold relatedactivities may breathe in or their skin may contact moldcontaminants. In general, the amount of exposure to a mold workeror occupant will likely increase the more the mold is disrupted.

The Indoor Air Quality Coordinator in cooperation with theapproved Indoor Air Quality Contractor Consultant shoulddetermine what type of personal protective equipment is required5 forin-house staff and under what circumstances it must be used. It isrecommended that workers handling small amounts of moldymaterials that are manageable by routine custodial or buildingmaintenance activities on an occasional short-term basis be providedthe following types of protective equipment, at a minimum:

✔ Respiratory protection capable of filtering particles at least assmall as 2 microns in diameter. A NIOSH approved N-95filtering face piece respirator is recommended at a minimum. AHEPA filtered respirator, for example P-100, is stronglyrecommended when large areas of contamination are expected tobe disturbed.

✔ Eye protection; use goggles or respirator which exclude fine dusts.

✔ Skin protection; wear disposable or washable outer clothing, longsleeved tops and long pants.

✔ Gloves; select those that are impervious to any chemicals used.

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5 Currently, there are no legal requirements for respiratory protection specific for handlingindoor mold contamination in most states. However, when the use of personal protectiveequipment becomes a requirement, legal requirements for the employer necessarily follow.

CONTAMINANT CONTROL: It is critical, whenever investigationor cleanup activities expose and agitate moldy materials, to control therelease and movement of mold particles and any other contaminantsthat are liberated by the work. Such control is important to protectoccupants from exposure to contaminants that may adversely impacttheir health and to prevent the spread of contaminants into otherareas of the building. Examples of pathways through whichcontaminants are spread from their site of origin include movementvia foot traffic leaving the contaminated area, physical movement ofimproperly encased contaminated materials or by movement throughthe air.

Builders should determine the need for contaminant control measuresbased upon the likelihood that planned activities will disturb and/ordisperse large quantities of mold particles in areas where occupantsmay be exposed. The following considerations may be useful inevaluating the risks for a particular situation.

Determining the Need for Contaminant Control

❑ The amount, density of growth and size of area affected, of visiblemold growth and that which may be hidden;

❑ The amount of contaminants deposited on surfaces, such ascarpet, from past problems;

❑ The intensity and duration of physical forces that will be appliedto the contaminated materials and the likelihood that this willdisturb the mold and release contaminants into the air;

❑ The wetness of materials that will be disturbed – wet materialsmay produce less dusts than drier materials;

❑ The ability to enclose or cover contaminated materials before theyare disturbed;

❑ The proximity of the contamination to occupants – especiallypotentially sensitive individuals;

❑ The existence of routes for airborne contaminants to reachoccupied areas (via planned pathways, such as ductwork, and

25


unplanned pathways, such as an air leakage caused by pressuredifferences;

❑ The length of time before remediation will begin and the expectedproject duration;

❑ The proximity of contamination to items that would be verydifficult or costly to clean/remove if they become contaminated;and

❑ The skill, experience and level of care that may be expected ofthose doing the work. It is strongly recommended thatexperienced, trained or otherwise skilled staff are used to performthe work when mold contamination is extensive.

The following generalizations are intended to illustrate the two endsof the spectrum of options for contaminant control. In the case ofcontamination that is limited to small and easily accessible areas andwhich should be correctable by routine custodial or buildingmaintenance practices, only fairly limited contaminant controlmeasures may be needed. In contrast, more extensive measures areusually warranted when heavy or large scale contamination isexpected to become disturbed. While these examples may be used asguidance, specific needs must be determined on a case-by-case basisby the professional judgment of Builder or their consultants.

In the simpler cases, the following control methods may be used.These are best done before performing activities that will physicallydisturb the areas of growth or as contamination is graduallyencountered and becomes accessible.

✔ Thoroughly vacuum all visible mold and materials surroundingthe area of growth using a HEPA vacuum;

✔ After vacuuming, damp clean surfaces in the area surrounding thegrowth;

✔ Bag or cover areas of growth with plastic prior to removal ofmaterial; and

✔ Securely bag waste and dispose.

When contamination is extensive and will likely become airborne, the

26


following methods may also be warranted in addition to those above:

✔ Isolate the air handling system from the contaminated/work area;

✔ Construct containment6 around work area using plastic sheeting;

✔ Establish negative pressure inside the containment zone usingHEPA-filtered ventilation equipment; and

✔ Test or monitor containment for leakage using laser particlecounter.

If Builders desire more detailed guidance on contaminant control,they should refer to one of the documents listed in Appendix F, seekadvice from an experienced professional remediation service provider.

DECONTAMINATION: A protocol for decontaminating workersand equipment should be developed and in place before beginningwork. The level of decontamination needed for a given situation willdepend on the nature and amount of contaminants, the type ofactivities performed, and the use and arrangement of anycontainment around the work area. For example, when removingpersonal protective equipment and tools or supplies from an areawhere elevated airborne mold levels are expected, it is advisable thatall such items be decontaminated.

27


6 Enclosing mold growth and contaminated materials within permanent structures isNOT recommended – on its own, this will not control further mold proliferation ordegradation of structural materials.

Appendix D

Interpretation of Mold Testing Results

There are inherent problems with measuring the spore mixture thatresults from indoor mold growth. Consequently, considerableuncertainty will exist that must be objectively handled in thereporting and interpretation of any mold testing data. Any use of testresults should explicitly acknowledge sources of uncertainty anddescribe when subjectivity and opinion enter into the interpretation.To maximize the utility of any7 testing performed investigating a moldproblem it is recommended that results be interpreted consistent withthe following principles, processes, and caveats.

QUALITATIVE ANALYSIS – Airborne Mold SpeciesIdentification

The essence of qualitative analysis is to compare the types ofairborne mold species detected in an area of concern, against thosedetected in a comparable sample from appropriate control8 areawhich is not expected to have problematic levels or species ofmold. When the types of mold and relative proportion for eachtype differ significantly from those of the “control” sample, anarea of indoor mold growth (fungal amplifier) is suspected as thesource of the additional organisms.

COMPARISON TO OUTDOOR SAMPLES – Depending onthe season, location or if the building is air conditioned andespecially if the building is using high efficiency air filters,

28


7 Bulk, contact, or tape samples are sometimes collected for the sole purpose ofconfirming that a suspect material is mold – these can be of value in an investigation andneed only be interpreted as positive or negative for the presence of mold growth structures.

8 For the purposes of this document, the term “control” is roughly interchangeable with“reference”, “comparison”, or “background.” These terms are used to refer to samples takenfrom presumably uncontaminated areas. The fungal load of a specific suspect media areaand media may be partially assessed through a comparison to that in the uncontaminatedarea(s). However, for accuracy it is acknowledged that these are not true controls.

comparison with outdoor samples is NOT particularly useful.Most investigators rely too heavily on such comparisons.

In areas like Las Vegas, the outdoor counts are typically very verylow and comparisons with outdoor samples are problematic. Inareas like Sarasota Florida in the summer, the counts are very, veryhigh and comparisons are problematic. Any place where it is verycold in the winter will have very low spore counts during wintermonths and comparison with outside levels would be problematic.

In addition, to the count variation, the species found in outdoorssamples varies from day to day. Under normal conditions, you willalmost always find different mold species in inside samplescompared to outside samples if doors and windows are not open.See disclaimer next page that we provide about comparisons withoutdoor samples.

COMPARISON TO INDOOR CONTROL SAMPLE – Weprefer to use a known clean area of the building (or otherbuilding) as the control. If specific mold species are found ingreater than one or two spores in a sample9 from an area ofconcern that are not present in the indoor control sample, thismay suggest that an indoor source of mold growth may exist.

There are certain indicator mold species often found when thereis moisture damaged wood or paper (wallboard) within a buildingthat can be used by an experienced investigator to provideinformation as to whether there is indoor mold growth.

However, when only one or two spores are found, actions otherthan additional testing are rarely advisable. Note that whenperforming air sampling, a small amount of air is sampled forspores and then the raw count is multiplied by a large number toget spores per cubic meter of air. So it may look like large numbersof mold spores are found when only one of two spores (the rawcount) have been collected.

29


9 When only one or two spores of a species are detected, these can generally be disregardedunless their presence is confirmed in several other samples. Repeat sampling may also beneeded.

QUANTITATIVE ANALYSIS – Airborne Total Mold Spore Count

Quantitative analysis is based upon the total number/concentration of mold spores found in the study area compared toa comparable sample from appropriate control areas such as anindoor control location. The concentration should be similar orless than, that found in the control samples.

COMPARISON TO OUTDOOR SAMPLES – Mold spores inoutside air generally only affect the spore count in areas close toopen doors or windows in air conditioned buildings. In abuilding with air conditioning and air filters (typical modern andclean buildings) mold spore counts taken in locations away fromopen doors should generally be much lower than outside countswhen outdoor counts are moderate to high.

COMPARISON TO INDOOR CONTROL SAMPLE – Thetotal number of indoor mold spores should be similar to thatfound in a clean indoor room that you have identified to be wherecontrol samples should be taken. Samples are typically taken for aminimum of 5 minutes at 15 liters per minute.

30


To the right is a graph ofoutdoor mold spore countstaken in Miami during the firsthalf of 2004 by the NationalAllergy Board.

The results show that totalspore counts vary widely fromday to day throughout the year.Based on the reading of thechart we see that outdoor counts can be 10X-20X higher (or lower) afew days later or earlier. From this chart it can be seen that a simplecomparison of indoor spore counts to outdoor levels cannot generallybe used to judge whether a residence has elevated levels of indoormold spores that would indicate problems with indoor mold growth.

The use of AC and/or air filters will almost always have a much greatimpact on the indoor spore count than outdoor levels.

Not only do the level of outdoor counts vary widely but thecomposition of outdoor mold spores varies from day to day. Anysimple comparison of the types of mold spores in the home to thosefound outside generally will not be useful in predicting if there is anindoor mold growth problem. For instance, the types of mold sporessampled inside a home may be indicative of a door left open the daybefore when outdoor levels had a different mix of spores than on theday of testing.

Nevertheless, we always take outdoor samples in addition to indoorsamples, since as there is always mold outdoors, outdoor sampling letsus know that our equipment is working. And since when windows

31


Sample disclaimer regarding Outside Counts.

Miami Mold Counts by National Allergy Board(Counts are total mold per cubic meter of air)

and doors are opened, mold spores will enter a home and affect theindoor mold spore count especially near open doors and windows.

Is the house clean as indicated by the level of debris found on theslides? Homes with high levels of airborne debris will almost alwayshave elevated levels of mold spores but not necessarily indicating aproblem. Or the debris may be covering up a problem which wouldbe obvious in a recently cleaned home. The home may need to becleaned and re-sampled in order to make an accurate assessment ofproblems or lack thereof.

Experience, training and common sense are used in interpreting data.When in doubt retest.

Sincerely,

Gary Rosen, Ph.D., C.I.E.Vice President, Chief Technologist,Certified Mold Free

Disclaimer: Test results for mold spores are a snapshot of the residence’s indoorenvironment at the time of testing. A residence tested to have no detectable indoormold growth at the time of delivery to the buyer does not mean that the residencewill be free from mold growth problems in the future if indoor moisture is notcontrolled. Mold will always start to grow inside the home if indoor moisture levelsare not controlled.

32


Additional Notes:

1.) Use of standard numerical guidelines: Various guidelines forinterpreting mold sampling data have been developed, but scientificconsensus suggests that it is overly simplistic and, in general,inappropriate to rely solely on a comparison of test results to anystandard or general numerical guideline criteria. The applicability ofany such guidelines would be specific to the media sampled, samplingtechnique and all parameters, analytical method, growth/culturemedia, geographic location, and building operation conditions suchas natural ventilation versus filtered mechanical ventilation.

2.) Nevertheless, in the construction industry, when you are buildingthe same type of structure over and over, and in the same locations …it is relatively easy to develop highly useful numerical guidelines forseason specific mold surveys for particular locations.

3.) The detection of only a few spores or colonies of a particular moldin a sample should only be considered suggestive of an indoor source.The confirmed presence of a particular species generally requires that:(a) it is found in several samples, (b) it is identified several times in asingle sample, or (c) there is visual evidence of or source samplingindicating its growth in the building. When the persistent presence ofsuch species has been demonstrated, Builders must make decisionsconcerning safety on a case-by-case basis. All relevant circumstancesmust be considered, including any information which may indicatethat occupants are, or will likely be, exposed to the mold.

4.) Identification of “red flag” organisms. Certain species of mold areof particular interest when their presence is confirmed in an indoorlocation because of their greater potential to cause health effects insome people. Indoor molds commonly considered potentiallyhazardous include some of the following:

• Species of Aspergillus (A. fumigatus, A. flavus, A. versicolor)

• Species of Fusarium (F. moniliforme, F. solani, F. oxysporum)

• Species of Penicillium (P. marneffei, P. chrysogenum, P.camembertii)

33


• Species of Stachybotris (S. chartarum [also known as S. atra])

• Alternaria alternata

The above is not a complete list of all molds that are significant tohuman health.

All of the above listed molds will be commonly found in outside airsamples in addition to indoor air samples from water damaged buildings.Unless elevated levels of these molds are found indoors, the only conclusionthat one can make finding them indoors is that you should be on alert forproblems. Additional testing, such as testing of the interiors of wallcavities may then be required.

It is premature given the limited state of current knowledge toconclude that some types of molds are necessarily of less concern froma health risk standpoint than those which have been labeled by thepopular media as “hazardous” or “toxic”. For this and other reasons, itis not appropriate to conduct testing solely for the purpose ofattempting to find out if so-called “dangerous” molds are present.

6.) Photo-micrographs. At Certified Mold Free we have standardizedon a procedure where we receive back from our preferred lab, photo-micrographs of the slides on which the mold spores are collected. Thephoto-micrographs are stored at the lab in an electronic data base.Quite often we call the lab for questions about the results.

A picture of the type and condition of background dust and debris aswell as of the spores, aids in our understanding of numerical resultsand is a very useful tool for our Builder customers and home ownersas well. See pictures that follow.

34


All images 200X unless noted otherwise.200X images are 420µm across.

Mold Spore AnalysisMold Identification LLC for Certified Mold Free

BP-1Sample ID:

Spanish River Home. Downstairs air duct.Description:

75Portion Examined: 0Air Vol.:

Image:

Dematiaceous chlamydospores and hyphae of indeterminant mold. This type is common in HVAC vents.Exam Comments:

% Liters

8/16/2004ExamDate:

Lift Tape. Need ID plus photomicrograph. Photo labelled #1Sample Comments:

7/30/2004SampleDate:

N/APump: Cal. Date:

Indeterminate hyphae

Mold observed

N/ADuration: N/ARate:



BP-2Sample ID:

Spanish River Home. Downstairs wood stud.Description:


Image:

Exam Comments: Obvious Pen/Asp contamination found with lift tape.

% Liters

8/16/2004ExamDate:



N/APump: Cal. Date:

Aspergillus/Penicillium

Mold observed




BP-5Sample ID:

Spanish River Home. Upstairs flloor. Master Closet area.Description:


Image:

Exam Comments: Obvious Stachy contamination problem found with this lift tape.

% Liters

8/16/2004ExamDate:



N/APump: Cal. Date:

Stachybotrys spp.

Mold observed




BP-13Sample ID:

Spanish River Home. Upstairs. Master Bedroom air sampleDescription:


Image:

Low mold spore concentration. Very high debris load. No detectable problems but debris could mask problems.Exam Comments:

% Liters

Spores/m3Count

8/16/2004ExamDate:

Air sample. ID Top 4 + Stachy. Photo labelled #B. No AC. But dry. Earlier had big air cleaners running.Sample Comments:


1Pump: 7/30/2004Cal. date:

0.6Rel. Hum.: 26Temp C°:

Indeterminate mold

Curvularia spp.

Chaetomium spp.

Coprinus spp.

1

1

3

1

8

8

24

8

6Total Spore Count:

47Total Concentration:

Mold observed

10Duration: 15Rate:

Spores/m3



BP-17Sample ID:

Spanish River Home. Downstairs air sampleDescription:


Image:

Low mold spore concentration. Very low debris load. No detectable problems.Exam Comments:

% Liters

Spores/m3Count

8/16/2004ExamDate:

Air sample. ID Top 4 + Stachy. Photo labelled #D No AC. But dry. Air cleaners in room. Sample Comments:




Chaetomium spp.

Rusts

Coprinus spp.

2

1

1

16

8

8

4Total Spore Count:


Mold observed

10Duration: 15Rate:

Spores/m3



BP-18Sample ID:

Spanish River Home. Downstairs walll sampleDescription:


Image:

Moderate mold spore concentration. High debris load. Large dark object in image is a mass of Chaetomium spores.The mass contains many spores that were not able to be differentiated or counted.

Exam Comments:

% Liters

Spores/m3Count

8/16/2004ExamDate:

Air sample. ID Top 4 + Stachy. No photo. No AC. But dry. Air cleaners in room. Sample Comments:




Chaetomium spp.

Alternaria spp.

Aspergillus/Penicillium

24

3

71

188

24

557

98Total Spore Count:


Mold observed

10Duration: 15Rate:

Spores/m3

Appendix E

Expectations for Professional Mold Investigations

The following is intended to be a suggestion of what Builders shouldexpect and request from IAQ Consultants who provide moldinvestigation services, especially those which propose to perform moldtesting as part of their investigation. The expectations are presented ina format resembling an investigation report. It is recommended thatBuilders make these expectations known early, so that activities areplanned to ensure the Builder’s needs are met.

Introduction / Background

The purpose of the introduction is to provide sufficient informationabout the problem to demonstrate that the investigation efforts werewarranted, logical, and the objectives were clear. At a minimum, thissection should include the following information:

➤ Description of facility history, any past moisture problemsand/or occupant complaints;

➤ Description of all information provided by theoperators/occupants related to the suspected problem orcomplaints;

➤ Description of parties involved in the current or previousinvestigations;

➤ Description of past issues already identified and how theywere addressed;

➤ Outline of current problem; and

➤ Clear statement of the hypotheses and goals of theinvestigation.

41


Site Visit Description

Thorough visual assessment of the site is critical to a well reasonedand logical investigation. Information about the building’s history,especially concerning moisture problems and any past or recent moldcomplaints, should be further evaluated during the inspection.Observations or measurements should be recorded and described insufficient detail to convey what was done during the inspection andto demonstrate convincingly that the scope of inspection wasreasonably adequate to determine: (1) if visible mold colonies werepresent, (2) if mold odors were detectable, and (3) if signs of currentor past excess moisture were visible.

At a minimum, the site visit description should include the followinginformation:

➤ Identification of persons interviewed or providinginformation;

➤ Description of general building condition;

➤ Identification of specific areas inspected and their normal orintended uses;

➤ Description of building’s mechanical systems, especially thosewhich serve the areas being investigated;

➤ Documentation of relevant past moisture problems ordescription of evidence for recent or ongoing excess moistureaccumulation or water intrusion such as, high relativehumidity measurements especially at cold surfaces,condensation especially on colder surfaces, water contentmeasurements, water stains, decaying or warped wood, failingpaint, peeling wall covering, roof leak, plumbing leak,flooding, lack of conditioning of humid outdoor, leakingwindows;

➤ Description of any identified building system failuresassociated with the moisture intrusion, excess moisture buildup, or high indoor humidity;

42


➤ Description of moisture migration pathways traced to sourcesas best as possible using infrared imaging to document andtrack moisture;

➤ Description of visual observations of potential sources of moldcontamination;

➤ Description of pathways for dissemination of particulate moldcontaminants or mold-produced volatile organic chemicals(odors); and

➤ Documentation of environmental conditions as well as theapparent effectiveness of the HVAC system, such as were allunit ventilators operational?, was a building designed to haveair conditioning and was it operational? Were they equippedwith air filters? If so, what kind? Are they clean?

Sampling / Testing

NOTE: IN MOST CASES, WE DO NOT RECOMMENDMOLD SAMPLING AS PART OF THE INITIAL EFFORTS TOINVESTIGATE POTENTIAL MOLD PROBLEMS. However,properly conducted testing and the information it can provide whenused appropriately may be useful and even necessary at some point ina Builder’s response to mold contamination issues.

When mold testing is performed, it is critical that investigation goalsare clearly understood, logical and achievable. Unless there is a clearunderstanding of how test results will be helpful and how they will beused to assist in correcting the problem, testing is likely to be wastefulof scarce resources or worse yet, misleading. Experienced investigatorsand competent consultants should be expected to justify anyrecommendation to collect mold samples and should explain theirreasoning and any underlying assumptions or anticipated limitations.

If environmental samples are collected to test for mold, the followingminimum information should be provided:

43


➤ Discussion of why sampling/testing is being performed.Provision of a clearly identified, specific objective for samplingand how the specific sampling procedure will assist in meetingthe objective.

➤ Description of how the data are to be interpreted and used tomeet the objectives.

➤ Description of how the sampling protocol and choicesachieved the objectives:

• Clear identification of sample locations and reason(s)chosen;

• Describe each sample collection method10 and reason(s)chosen;

• Describe sample media used and reason(s) chosen; and

• Identify analytical procedures used and reason(s) chosen.

• What controls were selected to be taken and why theywere thought suitable.

• How many samples and how many duplicates taken andwhy?

➤ Description of QA/QC procedures used:

• Chain of custody for samples;

• Sample preservation methods;

• Date/time of sample analysis;

• Analytical methods; and

44


10 If culturable bioaerosol sample results are to be interpreted by quantitative comparison,species level identification will permits greater confidence in interpretation (see AppendixD). Note that confident identification of many species requires culturable sampletechniques – species identification from countable techniques should be considered“presumptive”at best, or somewhat less than certain.

• Credentials of analyst/lab11.

➤ Description of environmental conditions during and prior tosampling:

• Outdoor weather conditions;

• Temperature, relative humidity and dew point in thesampled space

• Occupation of space, type and level of activity;

• Windows open or closed; and

• HVAC system isolated or not.

• Does HVAC use air filters? If so, what kind? Are they clean?

Findings and Interpretation

All data from sampling efforts should be reported in a clearly labeledformat indicating sample collection method, location, time andresults. Results from quality control samples should also be presentedin the report along with the sampling data. Raw data or actual countsshould always also be reported. Extrapolated or values normalized toa per sample unit basis can also be given, but these should not be theonly data reported. Any laboratory notations relating to samples orcalculations performed on the data should also be provided with thesampling results. We also recommend photo-micrographs be taken ofall collection slides and included in reports.

A fairly complete interpretation of the data should be provided. Forany environmental media sampled for investigation purposes, it isrecommended that interpretation be consistent with the principlesdescribed in Appendix C. It is also imperative that all limitations orqualifications related to the data be clearly stated and all reasonable

45


11 It is critical that samples be analyzed by a mycologist competent to provide the level oftaxonomic identification needed for the intended uses of the data. When data regarding thetypes of mold and quantities are to be used in the assessment of the problem, it is suggestedthat laboratories used for sample analyses be accredited by the American Industrial HygieneAssociation’s EMLAP program and have a Mold Proficiency testing program (EMPAT). Or airsamples should be analyzed by an independent investigator with a Ph.D. in Mycology. Notethat being a “participant” in the EMPAT program is not by itself an indication of competence.

explanations or alternate interpretations be objectively presented.

The findings should describe all excess moisture accumulation/waterintrusion and mold contamination identified or otherwise known.Where future excess moisture accumulation or water intrusion isobvious or likely, this too should be pointed out. Visual observationsof moisture and/or mold contamination should be described alongwith any building system failures found to be associated with excessmoisture or water intrusion.

Conclusions and Recommendations

This section should identify the source(s) of excess moisture whichhas allowed, is allowing, or is likely to permit indoor mold growth.The section should also describe what the observations and sampleresults objectively demonstrated about the presence of mold growthindoors, the pathways for dissemination of mold particles or mold-produced volatile organic compounds in occupied spaces, and theextent of areas that should be addressed to remove both viable andnonviable mold contaminants.

Conclusions should logically follow from and refer back to thefindings, especially the observations reported. If evidence of indoormold growth was identified, conclusions must address the:

➤ source(s) of excess moisture that permitted mold growth and

➤ extent of mold contamination that warrants removal.

Recommendations should be consistent with and responsive to theconclusions. If indoor mold growth was identified, therecommendations must include specific activities or procedures to:

➤ correct or eliminate source(s) of moisture that supported moldgrowth;

➤ remove all visible mold growth and any related contaminationas prudent; and

➤ prevent further excess moisture accumulation or intrusionand/or future mold growth.

46


Appendix F

Mold Remediation References

There exist several mold remediation guidance documents whichdescribe or recommend various control measures based upon theextent or type of mold contamination. Such materials can be used byBuilders at their discretion if they feel more detailed advice on moldclean-up and removal is needed – such as when very heavy orwidespread contamination is encountered. The following areexamples of such resources:

➤ Recommended Best Practices for Mold Remediation in FloridaSchools, Certified Mold Free Corp, April 2004 [email protected]. Public Domain Information

➤ Mold Remediation in Schools and Commercial Buildings, U.S.EPA Indoor Environments Division. April 2001

➤ Guidelines on Assessment and Remediation of Fungi in IndoorEnvironments, New York City Department of Health Bureau ofEnvironmental & Occupational Disease Epidemiology. April2000.

➤ Standard and Reference Guide for Professional Water DamageRestoration IICRC S500, The Institute of Inspection, Cleaningand Restoration Certification. Second Edition 1999

47


Appendix G

Useful Forms

Water Intrusion Event Control Log

Homeowner Information

Homeowner Name: _____________________________________

Address: ______________________________________________

_____________________________________________________

Phone Number/ E-mail: __________________________________

Homeowner Notification

Date:_________________________Time: ___________________

Phase I – Loss Assessment and Evaluation

➪ Site inspection (visual)

Date:_________________________Time: ___________________

A visual inspection is the most important initial step in identifying awater intrusion and/or mold contamination problem.

Inspection equipment:

❏ Digital Camera

❏ Moisture meter

❏ Infrared Thermographic Camera

❏ Laser Particle Counter

48


➪ Observable conditions – data collection:

Discoloration or mold on baseboards, wallboards

Additional surfaces:___________________________________

__________________________________________________

❏ Water penetrations(s) – (root cause) source/cause

Specify: ____________________________________________

__________________________________________________

❏ Musty/moldy odor

Specify location(s): ___________________________________

__________________________________________________

❏ Cracks in shower tile, lack of caulking, loose toilet, leaks under sink

Specify: ____________________________________________

__________________________________________________

❏ Plumbing issues

Specify: ____________________________________________

__________________________________________________

❏ HVAC filters: Clean:_______ Dirty:_______

❏ Thermostat setting at time of inspection: __________________

❏ Thermostat type: Manual:_______ Programmable:_______

❏ Overall system performance evaluation

Specify: ____________________________________________

__________________________________________________

❏ Carpet and padding

Other flooring - specify: _______________________________

__________________________________________________

❏ Contaminated area(s)

Total square footage:__________________________________

49


❏ Structural issues

Specify: ____________________________________________

__________________________________________________

❏ Condition of crawlspace

Specify: ____________________________________________

__________________________________________________

❏ Electrical issues

Specify: ____________________________________________

__________________________________________________

❏ Relocation of homeowner/family/pets required

Specify: ____________________________________________

__________________________________________________

Children:_________________________ Age: _____________

____________________________________________________________________________________________________

____________________________________________________________________________________________________

__________________________________________________

__________________________________________________

__________________________________________________

__________________________________________________

Type of pets: ________________________________________

__________________________________________________

➪ Categorization of water

❏ Clean water (water supply line)

❏ Gray water (dishwasher, washing machine, toilet with urine)

❏ Black water (sea water, flooding, river water, toilet backflowsfrom beyond trap and sewage)

50


➪ Causes

❏ Building design

❏ System malfunction

❏ Construction defect

❏ Disaster

❏ Occupants/lack of maintenance

Phase II – Initial Steps Taken Date:__________________

❏ Notify responsible Business Partner

❏ Notify Regional Heightened Awareness Director

❏ Confined contaminated area(s)

❏ Identified water source

Shut down water supply

First response team consist of:

________________ _______________ _______________

________________ _______________ _______________

________________ _______________ _______________

________________ _______________ _______________

________________ _______________ _______________

________________ _______________ _______________

Phase III – Testing Date:__________________

In most cases, if visual mold growth is present, sampling and testingfor mold is unnecessary. Decisions about appropriate remediationstrategies can be made on the basis of the visual inspection

51


➪ Less than 10 square feet of contamination

• No testing required

➪ 10 to 30 square feet of contamination

• Air sampling only if required Date:__________________

➪ 30 square feet or more of contamination

• As required by commercial remediation company

• Air sampling Date:__________________

• Bulk or surface sampling Date:__________________

Phase IV – Drying Date:__________________

❏ Bulk removal – remove all wet drywall as necessary to inspect allhidden areas

❏ Contaminated material properly removed (sealed plastic bags)

❏ Carpets and padding (dry carpets; however, if wet longer than 72hours, discard!)

❏ Evaporation methods used (wet vac, material removal, fans,vacuum with HEPA filter)

Specify: ____________________________________________

❏ Dehumidification methods used

Specify: ____________________________________________

Phase V – Monitoring Date:__________________

Meter reading (laser particle count @ 5 & 10 micron, moisture meter,IR Camera, RH/Temp, Air Samples Taken). Check ❏ if photos taken.

Specify type and area(s): _______________________________

__________________________________________________

__________________________________________________

__________________________________________________

__________________________________________________52


Room Particle RH/Tem IR Camera Air SamplesCount Taken

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Additional Monitoring: Date:_________________


Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Follow-up monitoring at rebuild stage: Date:________________


Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

Photos ❏ _________________ ______ _______ _______ ___________________

53


Phase VI – Final Inspection Date:_________________

❏ Visual

Specify: ____________________________________________

__________________________________________________

❏ Third party

Specify: ____________________________________________

__________________________________________________

❏ Remediation contractor

Specify: ____________________________________________

__________________________________________________

❏ Homeowner

Builder Representative: Date:

––––––––––––––––––––––––––––––––– –––––––––––––––––

Attorney-Client Privileged Document

Confidential

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Appendix H

Telephone Interview Log

Homeowner Information:

Name:________________________________________________

Address: ______________________________________________

Phone Number: ________________________________________

Alternate Phone Number:_________________________________

E-mail Address:_________________________________________

Initial Notification: Date:_______________Time:______________

Interview Questions

1. Type of water intrusion (plumbing, windows, roofing, etc.):

__________________________________________________

2. When did you first notice the problem?

3. Can you see where the water is coming from?

If yes, where:________________________________________

__________________________________________________

4. Rooms affected: _____________________________________

__________________________________________________

__________________________________________________

5. Type of damage (discoloration, musty/moldy odors, flooring,cabinets, etc.):

__________________________________________________

__________________________________________________

6. Category of water (circle one): Clear Gray Black

7. Approximate size of damage (10 square feet or less, 10 - 30 squarefeet, >30 square feet):

__________________________________________________

__________________________________________________

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8. Family size:

Children:___________Ages:____________Pets:____________

9. Any special circumstances (health conditions, etc.):

__________________________________________________

__________________________________________________

10. Additional notes: ____________________________________

__________________________________________________

Name of Interviewer: To whom was this information delivered?

Y IAQ Representative

Name:______________________Date/Time:______________

Y Builder V.P.

Name:______________________Date/Time:______________

Y Other Builder Division Representative

Name:______________________Date/Time:______________

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Appendix I

Glossary of Terms

AMPLIFIER: An item (material, substrate, etc.) that supports theactive growth and proliferation (increase in numbers) of mold.

BIOAEROSOL: Airborne particles or matter of biological origin(derived from a live or formerly living organism). For example, moldspores or fragments of a mold growth which are suspended in the air.

CLEANING: The science and practice of controlling contaminantsby locating, identifying, containing, removing and disposing ofunwanted substances from the environment.

COLONY: A uniform mass of cells all derived from a single cell andwhich is growing on a solid surface. A colony is usually the smallestunit of mold that can be observed with the naked eye.

CONTAINMENT: Barriers, seals, air-locks, negative air filtrationsystems and other methods used to control the movement of airbornematerials or agents and avoid secondary contamination. For example,plastic sheeting used to enclose a work area to prevent disturbed moldparticles from drifting from the containment zone into adjacent orconnected areas.

DISINFECTION: The elimination and destruction ofmicroorganisms which may allow for survival of some resistantorganisms (e.g., bacterial endospores).

EFFLORESCENCE: Formation or presence of white crystallinematerial deposited on the face of masonry.

ENCLOSURE: The practice of attaching a rigid and durable barrierto building components, with all edges sealed for the purpose ofpermanently enclosing contaminants.

GENUS: A biological level of classification directly above the specieslevel. In the practice of naming mold, the genus is indicated first andis capitalized (e.g., Aspergillus is the genus of the mold named,

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Aspergillus fumigatus). There often are many different species withina single genus.

GENERA: the plural form of Genus.

HEPA: High efficiency particulate air. Capable of removal andcapture of 99.97 % of dispersed particles greater than or equal to 0.3microns in size.

HYPERSENSITIVITY PNEUMONITIS: Abnormal sensitivity ofthe lungs to certain environmental factors.

ISOLATE: An organism that has been grown from a particularsample.

METABOLITE: A chemical produced by the metabolism of a livingorganism; produced by enzymatic action.

MICRON: A unit of measure equal to one millionth (10-6) of ameter; also known as a micrometer and written as “µm”.

MVOCs: Microbial Volatile Organic Compounds: a group of severalorganic chemicals that can be produced by actively growing moldsand bacteria and which are released as gases into the air.

MYCOLOGIST: A person who studies or has “expert” knowledge offungi.

MYCOTOXINS: A broad category of specialized fungal metabolitesthat can have harmful effects on humans or animals. These aregenerally associated with the fungus itself, not with the volatileproducts. Mycotoxins can be present in either living or dead spores orfragments and in the materials on which the mold has grown. Eachindividual mycotoxin has its own spectrum of potentially harmfuleffects.

PATHOGENIC: Capable of causing disease. The molds most oftenregarded as pathogenic are those which are most frequently known tocause opportunistic fungal infections, primarily among immune-compromised individuals (e.g., Aspergillus fumigatus).

POROUS: Strictly defined, porous refers to the ability of a material

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to allow fluids to pass through (permeability to liquids or gases). Forthe purposes of this document, porous materials are items whichabsorb moisture (liquid water or humidity). Examples include woodproducts, paper products, fabric, carpet and pad, plasterboard,drywall, insulation, ceiling tiles.... In contrast, non-porous materialsinclude Formica, vinyl, plastic, glass, some tile, metal and many othersimilar hard surfaced durable or sealed materials.

PROPAGULE: Particles that are capable of producing a colony (forexample mold spores or fragments of hyphae).

RELATIVE HUMIDITY (RH): A ratio demonstrating the actualamount of water present in air: to the maximum amount of water thatair (at the same temperature) is capable of holding; this ratio isexpressed a percentage. Warmer air has a greater capacity to holdwater in the vapor form than does cooler.

REMEDIATION: The spectrum of measures intended to correct aproblem and restore the environment to a useable state. For thepurposes of this document, we regard mold remediation as anycombination of activities which: a) remove indoor mold growth andmold-contaminated materials, b) eliminate and prevent excessmoisture that allows growth, and c) rebuild or refurnish. For example,when mold growth that is limited to items that can be cleaned oreasily removed, remediation can consist of routine housekeeping andmaintenance practices.

SPECIES: The next most specific level of biological classificationbelow genus. In the practice of naming mold, the species follows thegenus and its first letter is always written in the lower case (e.g.,fumigatus, in Aspergillus fumigatus).

SPORE: A specialized reproductive cell. Mold spores are individuallymicroscopic and many are very buoyant. As such, they readily staysuspended in the air and can be dispersed by air movement.

STRAIN: A group of organisms within a species or variety,characterized by some particular quality.

TAXONOMY: An orderly system for classifying and naming living


organisms based upon how closely groups or individuals are related.See also GENUS and SPECIES.

TOXIGENIC: Able to produce toxic substances. For example, somemolds are toxigenic (alternate term – mycotoxigenic) and these may,under certain circumstances, produce mycotoxins. Because toxigenicmolds do not always produce toxins, the finding of toxigenic moldsin a sample does not necessarily demonstrate that toxins are beingproduced in the sampled environment.

VIABLE: Able to maintain an independent existence. For example, aviable mold spore is capable of reproducing a new colony aftergermination. Some mold spores can remain viable for many years.

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