Mold, Water and Buildings. Classrooms of the Future Technical Summit. March 6, 2019

Transcription

1 Mold, Water and Buildings Classrooms of the Future Technical Summit. March 6, 2019

2 March 8, Why are we talking about mold? Mold is the HOT topic Everyone s an Expert Mold is NOT a regulated contaminant Same as for rodents, insects, viruses, etc. Mold is a symptom of water problems Water problems can be solved

3 March 8, What happened last Summer? The entire Northeast experienced warmerthan-normal temperatures Above average precipitation in Hudson Valley and Long Island Mold investigations and school closings in September!

4 Mold and Health 4

5 March 8,

6 March 8, Allergy and Irritation Most Common Mold Exposure Symptoms Nasal and sinus congestion Eye irritation itchy, red, watery eyes Wheezing and difficulty breathing Cough Throat irritation Skin irritation, such as rash Headache

7 March 8, Infections Common Infections 1 in 5 Americans have some type of fungal infection Ringworm, Thrush, Athlete s Foot Usually treatable with ointments and creams Opportunistic Mold Infections Rare Only a few molds cause serious human infections Aspergilliosis, Fusariosis, Mucormycosis, Acremoniosis Compromised immune systems HIV/AIDS, bone marrow transplant, organ transplant, chemotherapy Often serious and fatal

8 March 8, Toxicity Mycotoxins 300 to 400 compounds recognized as mycotoxins Most fungal toxins occur in chemically-related families Approximately a dozen groups affect human health Antibiotics, growth promotants, drugs Some have been implicated in chemical warfare Most human health effects are associated with eating moldy food

9 March 8, A Story of Toxic Mold Cleveland, Ohio Jan to Dec infants Idiopathic Pulmonary Hemosiderosis (IPH) CDC Investigation [Pediatrics, 1997;99(1)] In every case: The infants homes had water damage within 1 month before they became ill The water damage had not been cleaned up The source of the water had not been fixed

10 Mold Growth 10

11 March 8, Hyphae, Mycelium, Spores

12 March 8, Mold Food in Buildings Wood Boards Plywood OSB MDF Paper Sheetrock Paper on a sponge Other organic materials Glue Carpet pad Ceiling tile

13 March 8, Factors Affecting Mold Growth Food Oxygen Temperature Mold Spores Water Control the water to control mold

14 March 8, Forms of Water Vapor Steam, humidity Liquid Water, rain, fog Solid Ice, snow, frost Adsorbed

15 March 8, Liquid Movement Gravity flow Capillary action

16 March 8, Vapor Movement Pressure Difference Diffusion

17 March 8, Dew Point Temperature at which water droplets form Indoor Comfort 70 F 40% RH Dew Point 46 F 46 F

18 March 8, Cold Surfaces

19 March 8, Materials get wet in stages Adsorbed Water Water is bound to the material Free Water Water in capillary pores is available to mold Water Activity limits mold growth Saturated Pores full and free water is on the material s surface Usually visible dampness and water beads

20 March 8, Dry materials in stages Visible, tangible water and dampness Drain, mop and wipe up water Free water in pores Evaporate with air movement Fresh air IN Damp air OUT Adsorbed water Avoid over-drying to prevent cracks and warping

21 March 8, What s happening in this room?

22 March 8, What s happening in this room?

23 23 Water and Moisture in Buildings

24 March 8, Building Codes and Water Some relevant Codes (ICC) Building Residential Plumbing Mechanical Property Maintenance the minimum requirements to safeguard the public health, safety and welfare how to plan, design, construct, renovate, repair, and maintain buildings so they are not damaged by water

25 March 8, Exteriors Grading and Drainage Foundations Building envelope Walls Roof Windows and Doors

26 March 8, Grading and Drainage

27 March 8, Prevent Erosion and Stagnant Water

28 March 8, Foundation Drainage

29 March 8, The Perfect Wall Four principal control layers: a rain control layer an air control layer a vapor control layer a thermal control layer

30 March 8, Vapor Retarders Required on the interior side of frame walls Class I. Sheet polyethylene Class II. Kraft-faced fiberglass batts Class III. Latex or enamel paint, if there is: Vented cladding or, Continuous exterior insulation

31 March 8,

32 March 8, Exterior Leaks Matter! Most Common Construction Defects: 1. Façade Leaks 2. Window Leaks 3. Wood floor problems 4. Fire-stop deficiencies 5. Ventilation problems

33 March 8, Interiors Ventilation Attics, Crawlspaces Bathrooms, Kitchens Clothes dryer exhaust Plumbing systems Bathtubs and Toilets

34 March 8, Natural Ventilation

35 March 8, Stack Effect Air gets warm and rises inside buildings Air enters the lower level and exhausts at the upper level Air pressure decreases at the lower level Air pressure increases at the upper level Buildings Suck

36 March 8, Mechanical Ventilation

37 March 8, Crawlspace Ventilation

38 March 8, Attic Ventilation Ventilate directly to outside air Don t block air flow with insulation Allow >1 inch clearance

39 March 8, Bathtubs and Showers

40 March 8, Case Study: Furniture Mold Mold found on the back of furniture against an outside wall Why does it grow on the furniture, not the wall? Suggested remedies?

41 March 8, Sanitary Conditions Structure unfit for human occupancy. unsafe, unlawful, in disrepair, lacks maintenance, unsanitary, vermin or rat infested, contains filth and contamination, lacks ventilation, illumination, sanitary or heating facilities A hazard to occupants or the public

42 March 8, Sanitary Condition or Lifestyle?

43 43 Other Regulations

44 March 8, Vacant Property Vacant, Partially Vacant, Unoccupied? NY 2016 Foreclosure Law established a vacant property registry at NYSDFS Many municipalities also require Vacant Property Registration Not the same as 2016 Foreclosure Law registry! After a building is vacant for 60 days No vandalism or glass coverage No ensuing loss coverage, e.g. vandals burn the house down, or rain enters a broken window, etc.

45 March 8, Mold Licensing Article 32 New York State Labor Law Training: Contractors must obtain appropriate training prior to being licensed to perform mold assessment, remediation or abatement services. Licensing: Contractors will not be allowed to advertise or perform covered work without the required license limited exceptions such as: home or business owners performing work on their own properties. Minimum Work Standards: The Mold Program also establishes new minimum work standards for mold assessments and remediation activities by licensed professionals

46 46 Investigating and Removing Mold

47 March 8, Investigating Water and Mold Eyes, Nose, Touch Visible mold Odors Current or historical water damage/stains Damp and/or wet materials Almost Never Need Sampling and Analysis

48 March 8, Visual Inspection

49 March 8, Odor Evaluation Microbial Volatile Organic Compounds Musty, earthy odors Odors can cause health symptoms

50 March 8, Mold Sampling Wipe samples Tape lifts Bulk samples Air samples How many? Where? When? Comparability?

51 March 8, Mold Analysis and Reporting Microscopy Culture Quality Assurance Reproducibility The results don t change the recommended actions

52 March 8, You ve Got Mold! 1. Fix the water problem 2. Dry or dispose of wet material 3. Clean 4. Disinfect if necessary

53 March 8, Exterior Water Problems Grading and Drainage Foundations Building Envelope Walls Roofs Windows and Doors

54 March 8, Interior Water Problems Ventilation Attics, Crawlspaces Bathrooms, Kitchens Exhaust systems Plumbing and Sanitary systems Bathtubs and Toilets

55 March 8, Drying Allow plenty of time! Drain, mop and wipe off water Evaporate moisture with air movement Fresh air IN Damp air OUT

56 March 8, Cleaning Discard materials that can t be cleaned Carpets, sheetrock, clothing, paper? Soap and Water Rinse and Repeat

57 March 8, Disinfection Generally disinfect locations with persistent water or moisture problems Bleach Water Solution About 1 cup bleach in 1 gallon water (1:16) Cheap and effective Specialty chemicals and procedures

58 March 8, Construction Management Containment Dust Control Barriers Ventilation Avoid Tracking PPE Avoid Unnecessary Exposure

59 March 8, In Conclusion Mold Indicates Water Water Indicates Building Problem Building Problems can be solved

60 March 8, References NYSDOH NYSDOL labor.ny.gov/workerprotection/safetyhealth/mold/mold-program.shtm EPA NYCDOHMH Mold Assessment Guidelines NYSDFS 2016 Foreclosure Legislation Home Page Building Science Corporation

61 March 8, Questions and Comments