** FREE ** Florida Mold Remediator License Exam Training Course

Transcription

1 ** FREE ** Florida Mold Remediator License Exam Training Course Developed by Gary Rosen, Ph.D. & Certified Mold Free Corp. for: National Association of Environmentally Responsible Mold Contractors & Free-Mold-Training.org Copyright 2015 Gary Rosen, Ph.D. & Certified Mold Free Corp. 1

2 Welcome to Florida Mold Remediator Exam Training by NAERMC For over 10 years, NAERMC (pronounced nare-mac) has been providing the most comprehensive, up to date mold remediator training available bar none. And it is always FREE. Florida Mold Remediator Exam Training as the name implies is a course to train new Florida mold remediators and to prepare them to take the NAERMC State Approved Florida Mold Remediator Licensing Exam. The training focuses on practical advice with consideration to Florida s humid climate; Florida s building practices; as well as Florida s mold law. Page 2

3 Course Philosophy This course for mold remediator training differs from other courses on mold remediation in that it covers not only mold remediation but also mold assessment. For many or most jobs there will be no prior mold assessment. The mold remediator must do their own assessment. A mold remediator cannot be expected to write a mold remediation quote or protocol if they do not understand the basics of mold assessment from a practical as well as theoretical perspective. Page 3

4 Course Philosophy This home-study course builds on the common sense and widely referenced mold & moisture assessment and mold remediation protocols recommended by the U.S. EPA and the U.S. Occupational Safety and Health Administration (OSHA). We review the EPA/OSHA key concepts, however the student is responsible, on their own, for reading and understanding the EPA Mold Remediation in Schools and Commercial Buildings. You will be tested on it. This course focuses on practical advice for implementing the EPA/OSHA recommendations. Page 4

5 Course Philosophy While the basics of EPA/OSHA mold assessment and remediation recommendations are widely applicable, the EPA/OSHA guidelines were written for Facility Managers and not the Professional Mold Contractor. The Professional Mold Contractor has tools and (should have) knowledge far beyond what a Facility Manager has. This course focuses on practical advice as to how a Professional Mold Contractor would implement EPA/OSHA mold recommendations including both technical and business related concerns. Page 5

6 Course Philosophy Mold Remediation in Schools and Commercial Buildings was published in 2001 and is based on references/ works published in the 90 s. It has not been updated. The mold industry knowledge base has increased since then and while the basics of the EPA recommendations are sound, aspects of the EPA recommendations can be improved upon. Our knowledge of mold and how to assess and remediate it has improved since 90 s. Let s use that knowledge to make mold remediation and assessment easier, safer and less costly. That s a win-win for both mold contractors and their clients. Page 6

7 Course Philosophy Mold Remediation in Schools and Commercial Buildings has been strongly influenced by the earlier asbestos remediation procedures, where one built long term containments and one could not exhaust construction dusts to the outside air. Mold containments on the other hand are typically temporary structures erected in minutes using spring loaded poles with dusts exhausted outside and then taken down after the mold is removed which on a typical job is a few hours. For mold work there is generally no need for expensive 6 mil plastic sheeting or permanent walk in containments as specified by the EPA. New technologies are available since 2001 that make mold remediation much easier, safer and less costly. That s what we want to hear about. Page 7

8 Prerequisite Courses There are 4 recommended pre-requisites to this Florida Mold Remediator License Exam Training course. o Mold & Safety / Respiratory Protect (M/MS) o Mold Report Writing (RW) o Water, Moisture Intrusion & Mold (W/MI) o Mold Standards of Practice (SP) These pre-requisite courses are State of Florida (DBPR) approved for 14 hours of Continuing Education credit. If you take (and pass) the online Exams at the end of each of these 4 CE courses you will receive CE credit applied to the first 2 year cycle of your mold license. These courses are available at no charge at: Page 8

9 Course & Exam Pricing This training course for NAERMC Florida Mold Remediator License Exam is available at No charge. The NAERMC Florida Mold Remediator License Exam cost is $500 and includes a FREE Q&A session/ Exam Prep from 9 to 2 on the day of the Exam. The Exam is proctored and given in Ft Lauderdale or Orlando on the 3 rd Saturday of each month (if no Holiday) between 2-4 PM. Contact Linda Rosen or Linda@moldfree.org for questions, scheduling and to make payment. Page 9

10 More on the Exam Students will be able to take the test once on any particular Exam date. However the $500 exam fee covers up to 3 attempts at passing the Exam. Most students will pass the Exam the first time if they study the recommended material. The Exam is open book just like the State Exam for General Contractors. A passing score is 70%. There are no requirements to take any courses or read any material or take the Exam prep/review in order to sit for the Exam. This is a DBPR rule. However we recommend that you do so. Page 10

11 If You Do Not Pass The Exam is graded instantly. The Exam software will provide you with a list of any questions that you did not get correct along with the correct answers. There will be a question and answer period after the Exam to discuss any of the questions you answered incorrectly. Review the course material and questions you missed, then schedule a time to retake the Exam. Note: When you come to retake the Exam you will always see a different version of the Exam. Page 11

12 Required Reading For This Course EPA mold remediation guidelines found at Download free of charge. Exam questions taken from booklet. Page 12

13 When You Finish This Course You Should Be Able To Identify conditions that can lead to mold growth. Investigate the possibility of hidden mold when a suspect area is found. Assess the amount of readily observable as well as hidden mold including in the AC and/or ducting. Water stain. Evidence of earlier flood. Classify a remediation job according to EPA/OSHA guidelines for the purpose of writing a remediation protocol using the appropriate environmental controls for the job. Perform mold sampling as well as interpret post-remediation air samples to ensure the job site has not been left contaminated after mold remediation work. Page 13

14 Course Outline Training consists of 9 Sections: 1. Florida Mold Law 2. Understanding Indoor Mold Growth 3. Mold Exposure and Health 4. Investigating Hidden Mold 5. Assessing the Extent of Mold & Moisture 6. Interpreting Mold Sampling Data 7. EPA/OSHA Mold Standards. Where They May Need Expansion and/or Modification. 8. Chemical Free Mold Remediation 9. Explaining Post Remediation Sampling Results to Clients Page 14

15 Course Goals As a result of this online training, the student will be prepared to handle what the EPA & OSHA classify as small and medium size mold remediation jobs that do not require building permanent walk in containments with air locks. The student will be prepared to perform such jobs without the use of. chemicals that keep on killing. This course does not prepare the student for working in health care facilities or working on jobs with either asbestos or lead paint. Wall dry out equipment to avoid mold growth after a flood. Copyright 2015 Certified Mold Free Corp. Page 15

16 Course Limitations Do not attempt to remediate large complex jobs without sufficient experience. o Do not attempt to assess remediation problems that involve black water. Black water includes any color water from the plumbing waste lines or from sewer lines. Black water includes all forms of ground water flooding. Mold growing in wall cavity. o Do not attempt to perform mold remediation in hospitals or other health care facilities. o Do not attempt to perform intrusive (destructive) inspections without sufficient construction knowledge or without client permission. Page 16

17 Course Limitations Cont Proper remediation of mold contaminated HVAC equipment cannot be performed by a mold remediator. They must team with licensed AC contractors. Why, because the thorough remediation of air handler components, such as the coils, blower and lining as well as supply and return air plenums, requires: Air handler taken apart to remediate behind the coils and blower for mold. Ducting opened to remediate mold growth and/or dirt in ducting and plenums.. Such work can only be performed in conjunction with State Licensed HVAC contractors. Copyright 2015 Certified Mold Free Corp. Page 17

18 NAERMC Certifications Students that successfully complete the pre-requisites and pass the Exam will be provided with the following logos for use on business cards and web sites. Certified Green Mold Remediation Contractor Council Certified Remediation Technologist Page 18

19 Chapter 1: Highlights of Florida Mold Law & EPA Lead Paint Law Copyright 2015 Certified Mold Free Corp. Page 19

20 Mold Assessment Defined Mold assessment means a process performed by a mold assessor that includes the physical sampling and detailed evaluation of data obtained from a building history and inspection to formulate an initial hypothesis about the origin, identity, location, and extent of amplification of mold growth of greater than ten square feet. By this definition a mold remediator without a mold assessor license may perform post-remediation sampling: As this is not defined as mold assessment since mold assessment is an initial inspection. Since there will never be more than 10 sq ft of mold after completion of mold remediation. Copyright 2015 Certified Mold Free Corp. Page 20

21 Post Remediation Testing by Remediator On the other hand a mold remediator that does post remediation testing will not have E&O insurance for such activity. As a result he/she will be performing a prohibited practice. Therefore, we recommend that all remediators that would like to perform post remediation testing obtain a mold assessor license and insurance coverage required for mold assessor work. Copyright 2015 Certified Mold Free Corp. Page 21

22 Mold Remediation Defined Mold remediation means the removal, cleaning, sanitizing, demolition, or other treatment, including preventive activities, of mold or mold contaminated matter of greater than ten square feet that was not purposely grown at that location; however, such removal, cleaning, sanitizing, demolition, or other treatment, including preventive activities, may not be work that requires a license under chapter 489 unless performed by a person who is licensed under that chapter or the work complies with that chapter. Copyright 2015 Certified Mold Free Corp. Page 22

23 Illegal Remediation Activities Demolition and removal of even small amounts of drywall and/or wall insulation may require a building permit and therefore a license under Ch 489. Check with local building authorities. All plumbing work and all electrical work require permits. Plumbing work and electrical work should only be performed by licensed contractors. Proper cleaning of a mold contaminated Air Handler requires teaming with a licensed AC contractor. AC mold remediation cannot be properly performed without first reclaiming the coolant (Freon) which can only be done by a licensed AC contractor. Copyright 2015 Certified Mold Free Corp. Page 23

24 Illegal Remediation Activities Unless a mold remediation contractor is also a GC, they may not either quote or hire state licensed subcontractors. This means, as an example, that your mold remediation quote cannot include work by an AC contractor to remove and clean AC coils. Most mold remediators are not concerned about this law and quote AC or plumbing work (remove hot water heater) in their bids. But beware you will not have any enforceable lien rights on a job that has any illegal work. More on Florida Construction Lien Law can be found here. Copyright 2015 Certified Mold Free Corp. Page 24

25 Prohibitions Highlights A mold remediator, a company that employs a mold remediator, or a company that is controlled by a company that also has a financial interest in a company employing a mold remediator may not: (a) Perform or offer to perform any mold remediation unless the assessor has documented training in water, mold, and respiratory protection under s (2). Note: As part of your training for the Initial Mold Remediation License Training you should have taken the FREE 14 hours of pre-requisites on mold water and respiratory protection and therefore already meet this requirement. Copyright 2015 Certified Mold Free Corp. Page 25

26 Prohibitions Highlights (2) A mold remediator, a company that employs a mold remediator, or a company that is controlled by a company that also has a financial interest in a company employing a mold remediator may not: (a) Perform or offer to perform any mold remediation unless the remediator has documented training in water, mold, and respiratory protection under s (2). (b) Perform or offer to perform any mold remediation unless the person has complied with the provisions of this part. (c) Use the name or title certified mold remediator, registered mold remediator, licensed mold remediator, mold remediator, professional mold remediator, or any combination thereof unless the person has complied with the provisions of this part. Copyright 2015 Certified Mold Free Corp. Page 26

27 Prohibitions Highlights (d) Perform or offer to perform any mold assessment to a structure on which the mold remediator or the mold remediator s company provided a mold remediation within the last 12 months. (e) Remediate for a fee any property in which the mold remediator or the mold remediator s company has any financial or transfer interest. (f) Accept any compensation, inducement, or reward from a mold assessor or mold assessor s company for the referral of any business from the mold assessor or the mold assessor s company. (g) Offer any compensation, inducement, or reward to a mold assessor or mold assessor s company for the referral of any business from the mold assessor or the mold assessor s company. Copyright 2015 Certified Mold Free Corp. Page 27

28 Discussion of (d) (d) Perform or offer to perform any mold assessment to a structure on which the mold remediator or the mold remediator s company provided a mold remediation within the last 12 months. Discussion on Initial Sampling: Our reading of this is that a mold remediator can perform testing to determine what the baseline level of mold is for the purpose of providing a remediation quote. Mold assessment is narrowly defined by State Law and so long as the mold remediator is not performing a mold assessment, State Law does not prohibit the mold remediator from taking initial air samples. Discussion on Post Remediation Sampling: Since post remediation testing is always performed when there is less than 10 sq ft of mold, there is no restriction on a mold remediator taking post remediation air samples. Copyright 2015 Certified Mold Free Corp. Page 28

29 INSURANCE REQUIREMENTS A mold remediator shall maintain a general liability insurance policy in an amount of not less than $1,000,000 that includes specific coverage for moldrelated claims. Copyright 2015 Certified Mold Free Corp. Page 29

30 Discussion: Remediator Insurance Requirements Mold Assessment requires E&O insurance. If a mold remediator tests for mold, this may be permitted in terms of Prohibition 2(d) but if a remediator does not have insurance for work performed, they should not perform such work. We strongly recommend that mold remediators obtain a mold assessor license and mold assessor E&O insurance so they are licensed and insured for any testing work that needs to be performed. Copyright 2015 Certified Mold Free Corp. Page 30

31 Discussion: Remediator Insurance Requirements If and mold remediator has a mold assessor license, according to (d) may not do a mold assessment and then do a mold remediation on the same property. However if there is less than 10 sq ft of visible mold, the mold law does not apply so you are free to test as you please both before and after remediation. And if there is over 10 sq ft of mold why should a mold remediator test for the purpose of providing a quote? According to EPA guidance: In most cases, if visible mold growth is present, sampling is unnecessary. Copyright 2015 Certified Mold Free Corp. Page 31

32 EPA Lead Paint Law Copyright 2015 Certified Mold Free Corp. Page 32

33 EPA Lead Paint Regulations EPA requires that firms performing renovation, repair, and painting projects that disturb lead-based paint in pre-1978 homes, child care facilities and schools be certified by EPA. Firms must use certified renovators who are trained by EPA-approved training providers to follow leadsafe work practices. Individuals can become certified renovators by taking an eight-hour training course from an EPAapproved training provider. Copyright 2015 Certified Mold Free Corp. Page 33

34 EPA Lead Paint Regulations Contractors must use leadsafe work practices and follow these three simple procedures: Contain the work area. Minimize dust. Clean up thoroughly. Read EPA's Regulations on Residential Property Renovation at 40 CFR , Subpart E. Copyright 2015 Certified Mold Free Corp. Page 34

35 Section 2: Understanding Indoor Mold Growth Flooded building under construction. Hidden mold inside of walls before anyone moves in. Page 35

36 Objectives of Section 2 In Section 2 we explain when and where mold forms, and how to prevent mold growth. At the conclusion of Section 2 you will be able to: o Identify conditions that can lead to mold, such as water leaks, condensation problems and contaminated HVAC systems. o Identify the equipment used for drying up water problems. o Explain the ongoing relationship between water, humidity and mold growth. The focus of an EPA/OSHA mold assessment is find the moisture or earlier water damage and you will find the mold. Good advice! Page 36

37 Mold & Black Water Got mold? The first thing a mold assessor needs to consider with regard to mold growth as a result of a leak or flood, is to ask if the water that caused the mold growth was clean, or was it not clean. If the mold was caused by (unclean) black water (sewage), then a water restoration contractor with experience dealing with sewage spills needs to be called in. Do not attempt to write a mold remediation protocol on mold resulting from black water. Page 37

38 Black Water Black Water contains pathogenic agents, and is grossly unsanitary and dangerous. Includes toilet back-flow from beyond the trap regardless of color. Includes water intrusion from ground water flooding. Black water cleanup requires an experienced professional. Page 38

39 Mold Growth after a Water Event According to EPA/OSHA, water should be dried up within 48 hours to avoid mold growth. Typical molds that colonize water damaged buildings take 3-10 days to start to grow. Early colonizers such as some species of Penicillium (Pen) and Aspergillus (Asp) (together called Pen/Asp) can start to colonize as early as hours. Note that a building that had earlier water damage and mold growth may have latent or dormant mold hidden in walls or ceiling cavities. The new water source now causes the mold to become active even if the water is dried up within 48 hours. Page 39

40 Mold Growth after a Water Event According to EPA/OSHA, later (as soon as 7 days, but more typically starting from 7-12 days) comes Stachybotrys, the mold commonly called the Black Toxic Mold. Stachybotrys grows well on cellulose materials like the paper face on drywall. Stachy needs a great deal of water over a longer period of time, as compared to Pen/Asp. o Exceptions: Cabinets are often made from pressed wood, which is highly water absorbent, and often show growth of Stachy with minimal water because they stay wet so long. o Ceiling tiles are made from highly absorbent paper, and often show growth of Stachy with minimal water because they stay wet so long. Page 40

41 Mold (or Mildew) Definition Mold is a common term for filamentous fungi, often seen as a fuzzy growth formed on the surface of damp indoor materials. Mold growing outside is often called mildew. Mold growth can discolor materials and present potential health risks to humans. Mold needs water (or humidity) and food (organic material such as wood or paper or fabric or surface dirt/dust on concrete, plastic, fiberglass, etc) to grow in indoor environments. Page 41

42 Mold vs. Wood Destroying Fungi Definition Mold is a type of fungi but when a mold professional talks about fungi what they mean is fungi that is NOT mold. Mold grows on many substrates but when it grows on wood it grows on the surface of the wood. Mold causes discoloration of the wood surface by their pigmented spores and/or mycelia, but they do not damage the wood structure. On the other hand, fungi such as wood rot (also called dry rot) grows deep into (soft) wood and can actually destroy the wood. Page 42

43 Mold Spores and Mold Body Definitions Mold spore Mold spore Mold stalk/body Mold stalk/body Page 43

44 Mold Spores Definition Mold spores are the seeds that molds produce in order to propagate. The seeds are tiny about the size of bacteria. Sizes range from 1.0 to 20 micron. (a micron is one millionth of a meter.) Seeds in the smaller size range (< 5 micron), such as those produced by Penicillium & Aspergillus (Pen/Asp), are called respirable, and lodge deeply in the lung sacs, called alveoli. Page 44

45 Mold Gases (mvoc s) Definition Growing molds produce musty or earthy odors. The odors come from mvocs (microbial volatile organic compounds) gases produced only by growing molds. Odors are not produced when mold is either dead or dormant. Latent is another word for dormant. Page 45

46 HVAC Definition Heating, Ventilation & Air Conditioning The HVAC system ventilates, cools, heats and during cooling months removes humidity. Since the HVAC removes humidity. It is constantly wet inside. If the HVAC system is not clean of dust and dirt (both organic), the moisture in the system will always result in mold growth not just on the cooling coils but on the lining of the air passageways (ducting and plenums). Mold in HVAC systems generally results in more of a health problem than mold hidden in walls since the HVAC system distributes the mold spores along with mold toxins and allergens throughout the building. Page 46

47 IEQ Definition The term Indoor Environmental Quality (IEQ) refers to: o Indoor pollutants (including biological, chemical, or particulate pollutants); and o Thermal conditions (temperature and humidity), as well, noise, light, and odor. The characteristics and conditions of HVAC systems and buildings strongly influence IEQ. Page 47

48 Viable or Non-Viable Spores Definitions Spores are classified as either viable or non-viable. Viable means alive and capable of growth (germination.) Viable spores may be dormant (asleep) and waiting for proper conditions, which include temperature, water, & food (for example the paper face of drywall). Non-viable means dead. All spores, whether dead or alive, can produce toxic and/or allergic effects. However viable spores are generally more irritating than non-viable/dead spores as the viable spores can attempt to germinate in human sinuses which results in the release by the spores of irritating chemicals as they attempt to put down roots. Page 48

49 Mold Fragments Definition Mold is fragile whether alive or dead. Moving air across the mold, which constantly occurs to mold growing in HVAC systems, produces mold fragments. The fragments may be produced in greater numbers than mold spores and may be more of health concern than spores as fragments can become lodged in the small parts of the lung called alveoli. Fragments are invisible to standard mold sampling techniques. Mold growing in AC s or ducting are subjected to high rates of air flow and will produce copious amounts of mold fragments that are invisible to spore sampling. Page 49

50 Mold Glucans Definition Mold glucans are small pieces of mold cell walls and are not visible by standard mold sampling (spore traps) techniques. Glucans that may cause inflammation to lungs and airways [EPA]. And glucans can affect the immune system when inhaled [EPA]. Mold growing in AC s or ducting are subjected to high rates of air flow and will produce copious amounts of mold cell wall fragments including glucans that again are invisible to spore sampling. Page 50

51 Mold Toxins Definition Not all molds produce toxins but many common molds that result from water damage do produce toxins. Mold toxins are produced by molds to defend a mold s turf against competitors that may include other species of mold as well as bacteria. Penicillin is the most well known mold toxin. It is toxic to bacteria but non toxic to people although some people are allergic to Penicillin. Because mold toxins are toxic to bacteria, exposure to mold toxins can have a negative impact on good bacteria residing in the gut resulting in the gut related illness called dysbiosis. Page 51

52 Mold Toxins Cont Definition Mold toxins can affect the human respiratory system, especially Pen/Asp spores that are small and respirable. Respirable mold spores (less than 5 micron in size) lodge deep inside the lung and are hard to eliminate. The longer it takes to eliminate, the more toxins are absorbed. Other mold toxins affect the brain. These toxins are called neurotoxins. o Symptoms can include headaches, lack of concentration, fatigue and others. Spores inside the human lung. Page 52

53 Mycotoxin & Neurotoxins Definition Mycotoxins are toxic substances produced by molds. Neurotoxins are toxic substances that affect the nervous system. Stachybotrys, the so-called Black Mold, is a dangerous mycotoxin/ neurotoxin producer. Stachy produces the neurotoxin Trichothecene which has been used as a bio-warfare agent. Other molds including Fusarium and Trichoderma also produce neurotoxins. Some Pen/Asp species, but not all, produce mycotoxins. Note that Trichoderma is a neurotoxin producing small sized mold that is included with Pen/Asp spore counts. Page 53

54 Mold Toxins On the one hand, toxins from Pen/Asp mold are less potent than Stachybotrys toxins. However Pen/Asp mold spores when present are generally at much, much higher levels in the air than Stachybotrys spores and therefore will often be the cause of many health problems. Why is that so? o Pen/Asp is a dry mold and releases mold spores into the air much more readily than does Stachybotrys which is a slimy/ sticky mold. o Pen/Asp (but not Stachy) often colonizes AC and air ducts and therefore is easily aerosolized and readily transmitted throughout the facility. Page 54

55 Understanding Mold Growth Review 1. The procedures for mold remediation are the same whether the water that caused the mold was from clean sources or from water contaminated with sewage (black water). a. True b. False 2. Water that contains sewage is considered to be dangerous only if it is visibly dark in color. a. True b. False 3. Which of the following species of mold are early colonizers that can grow within 48 to 72 after a water intrusion event? a. Aspergillus b. Stachybotrys c. mvocs d. Alveoli 4. Which of the following mold species is slower growing and requires large amounts of water? a. Aspergillus b. Penicillium c. Stachybotrys d. Pen/Asp 5. Mold can cause many adverse health effects in humans, but cannot degrade building materials. a. True b. False Page 55

56 Understanding Mold Growth Review 6. Which of the following statements are true? (check all that apply) a. Growing molds produce "musty" or "earthy" odors. b. The odors that come from dormant molds are called mvocs. c. All molds regardless of color can produce mvocs. d. HEPA air filters will not remove mvoc odors. 7. A micron is equal to: a. 1/100 meter b. 1/1,000,000 meter c. 1/10,000 meter d. 1/100,000 meter 8. All mold species have the same potential to produce spores that lodge deeply in the lungs when inhaled. a. True b. False 9. Which of the following is NOT a condition that affects mold growth? a. Temperature b. Water c. Food Source d. Season of the year e. All of the above can affect mold growth 10. Molds produce toxins during the metabolism process as a way to chemically break down their food source. a. True b. False Page 56

57 Understanding Mold Growth Review 11. Which one of the following is NOT true? a. All molds produce toxins. b. Some mold toxins known as neurotoxins affect the brain. c. Mold toxins are produced to defend a mold's turf from other molds and bacteria. d. Mold toxins can affect the human respiratory system. 12. All Aspergillus and Penicillium species can produce mycotoxins. a. True b. False 13. Mold spores range in size from. a. 1 to 20 microns b. 1 to 100 microns c. 20 to 100 microns d. 100 to 1,000 microns 14. According to the EPA, water should be dried within hours to avoid mold growth. a. 24 b. 48 c. 72 d Toxic and allergenic effects can result when mold spores are inhaled. a. viable b. non-viable c. dormant d. dead e. all of the above Page 57

58 Answer Key 1. b 2. b 3. a 4. c 5. b 6. a,c, d 7. b 8. b 9. e 10.b (protecting their turf) 11. a 12. b 13. a 14. b 15. e Page 58

59 Principals of Drying Evaporation Open windows (if humidity low outside) or turn on the AC or use Fans. Commercial specialty air movers. Specialty air movers equipped to dry wall cavities and under cabinets. Mold requires either water or greater than 65% humidity to grow. Page 59

60 Principals of Drying Dehumidification o When moisture is being evaporated from materials, the moisture must be removed from the air. Use portable or central AC. Or by using dehumidifiers. o Exhausting to the outside by opening windows if there is drier air outside also works well. Page 60

61 Principals of Drying Temperature Control o Evaporation & dehumidification are both enhanced by elevating temperature. o Micro-organism growth is temperature related. o Optimum for mold growth is degrees. o When it is warm there is significantly more mold growth than when the AC is on. Page 61

62 Principals of Drying Water extraction of excess water. o Commercial water extraction equipment. o Mopping, soaking up excess moisture, wet vac, etc. Extraction is 1000x faster than evaporation! Page 62

63 Drying Can Spread Mold Pressurizing wall cavities or using fans or blowers in water damaged buildings where mold growth has already started can spread mold. Using the AC to help dry when there is existing mold, risks spreading mold and contaminating the AC however in many cases the AC already needs cleaning. Cooler temperatures will reduce the growth of mold. Running the AC not only cools but also dehumidifies and makes workers more efficient. Reduced humidity as a result of running the AC can help slow or eliminate the growth of mold. Page 63

64 Moisture Entry Unsealed gaps between construction materials Stucco cracks in exterior Improper roof runoff or roof leaks Wind driven rain Poor drainage Dried or cracked or missing caulking around windows Leaks around penetrations in stucco from installing hurricane shutters without first caulking openings. Leaks around lights or pipes penetrating stucco but not properly sealed/caulked. Page 64

65 Moisture Entry Water, where it is in contact with a porous solid, can move through the solid due to attraction of the molecules of the liquid for those of the solid. o o Concrete slab Concrete block Capillary rise of ground water through footing into concrete wall affecting flooring and drywall and baseboards inside. Page 65

66 Relative Humidity If you add (or remove) moisture to air that is kept at a constant temperature, you will increase (or decrease) the relative humidity of the air. Mold requires either water or greater than 65% humidity to grow. Page 66

67 Relative Humidity If you raise (or lower) the temperature of air and keep the amount of moisture constant, you will decrease (or increase) the relative humidity of the air and increase (or decrease) the thirst of the air for moisture. Mold requires either water or greater than 65% humidity to grow. Page 67

68 Movement of Moist (Humid) Air We are often concerned about unplanned airflow and the moisture it can bring in humid climates and seasons. Air flow will always be from high pressure to low pressure. What might cause pressure changes? o Pressurized and de-pressurized wall cavities and plenums due to building heating or cooling o Pipe and electrical chases connected to occupied spaces. Page 68

69 Air Leakage & Outdoor Mold Most mold spores from outside that can be measured in the indoor air come from open windows or doors. The highest levels of outdoor mold spores found indoor are typically by the front door of a building. If the AC is equipped with a quality air filter (Merv 9 or higher) and it is cooling (running frequently) or if the FAN=ON, the amount of outdoor mold in the indoor air is greatly reduced. Page 69

70 Common HVAC Air Leaks Air leaks around return air grills. Air leaks around air filters when AC is in basement, attic, garage any non-conditioned space. Leaky ducts in attics or crawl spaces. All very common problems that can result in mold contamination in the AC and home/office/ school. May not be noticeable in cooler and/or dry seasons. Page 70

71 Understanding Mold Growth Review 1. Which of the following is NOT a method which can be used to help dry out a building? a. Using HVAC system b. Opening window on low humidity days c. Running portable dehumidifiers d. Opening window on high humidity days 2. Which of the following is NOT equipment that should be used to dry a building? a. Air Movers b. Propane or Kerosene space heaters c. Dehumidifiers d. The building HVAC system 3. Evaporation and dehumidification are both enhanced by lowering the air temperature. a. True b. False 4. The optimum temperature range for mold growth is. a degrees b degrees c degrees d degrees 5. Which of the following are NOT places listed where capillary action can cause movement of water? a. concrete slab b. concrete block c. thru ceramic tiles d. gaps between shingled building materials Page 71

72 Understanding Mold Growth Review 6. If you remove moisture from air that is kept at a constant temperature you will. a. raise the relative humidity b. increase air velocity c. decrease capillary action d. lower relative humidity 7. If you raise the temperature of air and keep moisture content the same you will. a. lower the relative humidity b. cause condensation c. raise the relative humidity 8. If you lower the temperature of air and keep amount of moisture constant you will raise the relative humidity of the air. a. True b. False 9. Air flow always occurs from areas of high to low air pressure. a. True b. False 10. Which of the following can lead to indoor air quality problems? (check all that apply) a. Leaky ducts in attics and crawl spaces b. Improperly sized air filters c. Using an HEPA filtered vacuum cleaner d. Air leaks around kitchen or bathroom doors Page 72

73 Answer Key 1. d 2. b 3. b 4. a 5. c 6. d 7. a 8. a 9. a 10.a, b (Not c because these are interior doors.) Page 73

74 Common HVAC Problems Air leaks in AC closets o Ceiling or wall around AC pipes or electrical o Floor around AC pipes or electrical o Behind an inaccessible supply plenum o All very common problems that result in mold contamination in an AC closet. o May not be noticeable in cooler and/or dry seasons This air handler is located inside the house and has non-ducted return air (no white box underneath). Return air comes through louvered door. Any openings in the closet will result in the AC pulling dirty wall cavity air into the home. Copyright 2013 by Gary Rosen, Ph.D. & Certified Mold Free Corp. Page 74

75 Indoor Sources of Moisture Bathing Cooking Laundry Respiration Plumbing leaks Condensation AC closet air leaks Leaks in AC ducts Moist attic air leaks thru recessed lights Moist attic air leaks around AC registers Seepage from outside Leaking windows or doors. Page 75

76 Pressure Differentials Wind blowing into attic vents can pressurize attics. Or afternoon sun can pressurize attic spaces as attics heat up. Most wall cavities are connected to attics and attic pressurization can result in moisture, smells, mold spores entering wall cavities: o o o Entering home or office through openings around electrical plates, baseboards Entering home or office through unsealed recessed ceiling lights, etc. Bathroom, kitchen, dryer exhaust fans pulling moisture, smells, mold spores from walls, attics and basements Page 76

77 Vapor Diffusion Problems encountered due to moisture moving through the building envelope. Crawl spaces, wall cavities, attics. Degree of diffusion is a function of vapor permeance of materials (ability of materials to breathe). Newer homes (in Florida) use FiFoil brand insulation that keeps wetness on the furring strips from being transferred to the sheetrock; but does not seal wall cavities and therefore allows the AC to dry out moisture in exterior walls. Page 77

78 Vapor Diffusion Wall Cavity Wallpaper on the other hand on outside walls keeps moisture inside of walls, and can lead to mold growth. Page 78

79 Humidity and Condensation Moisture behavior in a room is often controlled by surface temperatures Page 79

80 Humidity and Condensation Cool metal surfaces of AC grills will condense water, and if dirty or dusty, they will support mold growth. Page 80

81 Humidity and Condensation High humidity in the attic can leak into a home and condense on drywall around AC grills (cool condensing surface) if supply cans under the grills are not properly sealed where they pass through the drywall. Page 81

82 Humidity and Condensation During moist summer months, moisture will condense on the outside of windows in an air conditioned house. If during winter months, moisture condenses on the insides of windows, watch for indoor mold growth. Page 82

83 Humidity and Condensation Improperly insulated attics can result in mold growth. Cold (air conditioned) air from the home or office cools the ceiling, and the moist attic air condenses on wood and ceiling drywall (cool condensing surfaces) in the attic above and results in mold growth. Page 83

84 Moisture Control in Attics Do not exhaust moisture (dryer vents or bathroom exhaust) into the attic or ceiling plenums. Control moisture sources in the attic space such as cool condensing surfaces. Sealed attics (no attic vents) if there is a water leak, a sealed attic will quickly grow mold. A ventilated attic is more forgiving than a sealed attic in the event of a roof leak. Page 84

85 Understanding Mold Growth Review 1. Home and office AC systems are a common source of mold contamination. a. True b. False 2. Air leaks in an AC closet can occur... a. around the adjoining storage area. b. around AC pipes or electrical conduits in the wall, ceiling or floor. c. around an improperly insulated interior closet door. d. all of the above. e. None of the above. 3. HVAC air leakage problems can occur around... a. return air grills that leak around the edges because the drywall opening was overcut during construction. b. air filter slots, when the air handler is located in a garage or attic. c. leaking AC ducts in attics and crawl spaces. d. all of the above e. none of the above 4. Which of the following is NOT a source of indoor moisture? a. Bathing b. Cooking c. Laundry d. Some electronic devices e. Leaks Page 85

86 Understanding Mold Growth Review 5. Indicate which one(s) of the following are often associated with indoor air quality problems that originate from mold contaminated attic air: (check all that apply) a. Leaks in ducts b. Mold in unsealed AC closet c. Smells from recessed lighting fixtures d. Open windows e. Improperly insulated windows f. Leaky plumbing fixtures 6. Bathroom, kitchen and dryer exhaust fans can pull moisture, smells or mold spores from walls, attics and basements into the living space. a. True b. False 7. During winter months if moisture is condensing on the inside of windows watch for surface mold growth inside on window sills. a. True b. False 8. Vinyl wallpaper on a perimeter wall in a hot humid climate is a good strategy to prevent mold. a. True b. False 9. Moist air from bathroom, kitchen or dryer can be safely vented to the attic to prevent mold growth. a. True b. False 10. A sealed attic will be more prone to mold growth than a ventilated attic in the event of a roof leak. a. True b. False Page 86

87 Answer Key 1. a 2. b 3. d 4. d 5. a, b, c 6. a 7. a 8. b 9. b 10.a Page 87

88 Section 2 Completed In Section 2 we explained when and where mold forms and how to prevent mold growth. We also introduced methods for drying up excessive water and warned about complications when the water source was unclean water. You should now be able to: o Identify conditions that can lead to mold such as water leaks or condensation or air leaks in and around HVAC systems. o Identify typical equipment used for drying water problems. o Explain the ongoing relationship between water, humidity, condensation, and mold growth. Page 88

89 Section 3: Mold & Health Dirty/ moldy fiberglass duct liner in AC supply plenum. Major cause of occupant irritation. Page 89

90 Objectives of Section 3 In Section 3 we explain the health effects of mold. At the conclusion of Section 3 you will be able to: o Describe the major respiratory health concerns regarding indoor mold growth. o Describe the major neurological health concerns regarding indoor mold growth. o Explain the involvement of the HVAC system to mold illness. o Explain why gases are given off by mold and how these gases can impact health. Page 90

91 Why Study Health Effects of Mold? Q. What does studying the health effects of mold have to do with mold assessment? A. If people feel ill when they are living, studying or working in a building that has water damage or problems with the air conditioning system or ducting but there is no visible mold that may be an indicator of a hidden mold problem. A clean fiberglass lined plenum. You need to know what these mold illness symptoms are because they are often much more reliable indicators of mold problems than testing for hidden mold. Page 91

92 Why Study Health Effects of Mold? We study the health effects of mold to understand how mold growth could be affecting occupant health before remediation. o Identifying if there is a mold problem. o Defining how serious the problem is. Wall dry out equipment to avoid mold growth after a flood. Page 92

93 Why Study Health Effects of Mold? Similarly, we study the health effects of mold to understand if the property after remediation o Is ready for re-occupancy by mold sensitive individuals. o Or if there hidden mold or improper mold remediation causing mold related health problems. Mold growth in linen closet due to leaking AC coolant line in the adjacent closet. Hidden mold inside walls was much more extensive than visible mold. Page 93

94 Most Common Routes of Exposure Inhalation o Breathing mold contaminated air Skin o Sitting on mold contaminated furniture Ingestion o Eating mold contaminated food Dirty, poor quality air filter. Often found in homes of people sick from mold. Page 94

95 Sensitization When there is a mold problem and people are exposed to higher levels of indoor mold some people become sensitized (more sensitive) to mold. Even if mold remediation work brings the levels back down to where they were before occupants may complain of mold related ailments. This can be real and not hypochondria. What are these ailments? Dehumidifier being installed after a leak to avoid a mold problem. Page 95

96 Ailments from Mold Diverse Ailments from mold problems and from bad mold remediation work can be diverse, including neurological disorders, respiratory problems and other: o Headaches, o Short term memory loss, o Asthma like symptoms, o Sinus problems, o Skin rashes, o Intestinal disorders o Chemical sensitivity o Organ transplant complications o Others Poorly sealed air handler. Mold on outside surface. Mold inside AC. Page 96

97 Published by the Surgeon General Neurological problems are problems that affect the brain. Dr. Rosen s book Environmentally Friendly Mold Remediation Techniques Chapter 2 reviews recently declassified U.S. Army research published by the US Surgeon General that mold neurotoxins have been used in bio-warfare. The US Army research includes studies on human subjects showing that neurological disorders from exposure to biowarfare agents made from mold toxins correlate with common neurological disorders we see in mold sensitive people occupying Sick Buildings. Page 97

98 Neurological Disorders While the majority of the medical establishment rejects claims that elevated indoor mold results in any neurological problems. Virtually everyone in the mold business knows that headaches are one of the most common ailments found in people working or living in buildings sick from mold contamination. Headaches are neurological by definition. Water leaking into wall under improperly installed window resulting in heavy mold inside insulated wall. Page 98

99 Neurological Disorders Other neurological problems often found particularly in children occupying sick buildings, including both schools and homes, are: o o o o When insulation in a wall gets wet, you always get mold growth because the wall is very slow to dry out. Behavioral and sleep disorders; Light sensitivity; and especially Inability to concentrate and lack of short term memory. Research shows that early exposure to elevated mold cause or exacerbate Attention Deficit Disorder Page 99

100 Headaches and such Scientific studies that prove mold causes these neurological problems are lacking. However, mold toxin binding therapy that flushes mold toxins from the system is often very successful at reducing or even eliminating many childhood and adult neurological disorders from mold toxins. We feel that if you can reduce Electron micrograph of mold. There are many kinds of indoor mold with hundreds or thousands of toxins and irritants. or eliminate such disorders with mold toxin binders that goes a long way to proving the problems originated from mold toxins. Page 100

101 Proving Mold Health Effects Understand that while we all know that smoking causes cancer, this was never actually scientifically proven. The health problems from smoking became established fact on the basis of years of clinical evidence by leading medical doctors. Not due to scientific (which means laboratory) proof. Notice how different this mold looks compared to the mold on the previous page. Mold varies enormously from species to species and so do the toxins and allergens they produce. We believe the same will be true with neurological problems from mold. Our advice is to consider the possibility of mold if people complain about headaches (or other neurological problems) when they occupy indoor spaces that are or have been water damaged. Page 101

102 Toxin Binding Treatments Mold remediation contractors often take the prescription drug Cholestyramine (Questran) to help eliminate mold toxins from the body. It is an FDA approved treatment for lowering cholesterol and is also used as a toxin binder to eliminate toxins from the gut. For more information olestyramine Cholestyramine chemical structure Note: Drug treatments for mold related problems do not work if the individual remains in a mold contaminated location. Page 102

103 Respiratory Problems Respiratory symptoms from mold exposure are the most common problems from mold exposure. The US EPA has performed extensive research into mold, water damage and child respiratory health. Dirt and mold inside old air handler. Page 103

104 Respiratory Problems The latest government (US EPA) research shows mold problems can cause childhood asthma and that proper remediation can reduce asthma symptoms by 10 fold. See table below. A summary of this work performed by the US EPA and funded by the National Institute of Health can be found on the next page. Page 104

105 EPA Research on Respiratory Problems Moldy homes with children living in them were studied. Dust in these homes was analyzed by mold DNA profiling. There was an 80% likelihood of finding an asthmatic child in a home with mold problems. Furthermore, successful remediation of the mold in these homes significantly (to 90%) reduced the asthmatic child s need for hospital admissions during follow-up. Hole at the top of AC closet allowing air handler to pull moldy attic air into AC closet These are unbelievably powerful findings: Mold can cause childhood asthma and proper remediation can dramatically reduce asthma attacks! Page 105

106 ERMI Mold Testing The DNA based mold testing discussed in the previous slide has been licensed from the EPA by many mold testing labs. The procedure is called ERMI (EPA Relative Moldiness Index.) Explaining ERMI testing is beyond the scope of this course Whereas air sampling tests the indoor air at that time for mold spores, ERMI screens for mold spores and fragments in carpet or floor dust and provides a history of mold problems in the home/office. Note that there are many limitations to ERMI sampling. A detailed write up on ERMI Limitations can be found at: Page 106

107 ERMI Mold Testing & Mold Toxins ERMI to a large degree has replaced viable mold (culture) testing as a method of identifying the species in addition to the genus of mold. Air and surface sampling for mold spores can give you the genus of some molds but not the species (example Aspergillus niger). Genus comes first. Then Species. More on naming conventions: It is generally necessary to know both the genus and the species of a mold to determine if it is a toxin producer and if a toxin producer, the type of mold toxin that can be produced. See example at Page 107

108 Potential Health Effects We ve touched on neurological and respiratory problems from mold exposure that can affect mold sensitive people. There are actually quite a few potential health effects from mold toxins & allergens: o Allergic reactions o Fungal Sinusitis o Disease/ Infections o Toxic effects o Gut related problems Aspergillus mold - a common outdoor mold also found inside water damaged structures Page 108

109 Antibodies & Allergic Responses About 10% of the population has allergic antibodies to fungal allergens. Half of those (5%) would be expected to show allergic responses. Dirty/ moldy fiberglass duct liner in AC supply plenum. Often the cause of allergic reactions. Page 109

110 Common Allergic Reactions Allergic responses are most commonly experienced as o Allergic asthma o Allergic rhinitis ( hay fever ) o Allergic Fungal Sinusitis Fiberglass lined AC plenum that was cleaned, sealed and then encapsulated (painted with protective coating/ sealant). Now perfect. No more allergic reactions. Page 110

111 Timing of Allergic Reactions Allergic reactions can be immediate or delayed. Reactions can result from inhaling or touching mold or mold spores. Mold spores and fragments, whether dead or alive, can produce allergic reactions in sensitive individuals. Repeated or single exposure may cause previously nonsensitive individuals to become sensitive. Mold on furniture Mold on furniture Page 111

112 Asthma Asthma o Molds can trigger asthma attacks in persons allergic (sensitized) to molds. After mold filled air handler was removed cleaning, sealing and encapsulating plenum. Now like new. Page 112

113 Hay Fever Like Symptoms Hay fever-type symptoms o Sneezing o Runny nose o Red eyes o Skin rash (dermatitis) Re-installing air handler after acid washing components. Page 113

114 Sinusitis Acute sinusitis lasts a month or less. o Condition is usually a bacterial infection. Chronic sinusitis lasts three months or longer Chronic sinusitis is one of the most commonly diagnosed chronic illnesses in the United States, affecting 30 million to 40 million Americans each year. o Chronic sinusitis is often fungal based. 35 million Americans diagnosed with chronic sinusitus Page 114

115 Mold as a Cause of Sinusitis Fungal sinusitis and other health problems can be prevalent in mold workers and people who live, work or go to school in moldy, musty smelling, or water damaged buildings. Health food stores generally have knowledge of how to avoid and/or treat sinus ailments due to fungal overgrowth with products such as Yeast Fighters (fights yeast & mold) and Probiotics. For more information on Probiotics see: Treatments for mold related problems do not work if the individual is constantly exposed to mold. Exposure levels must be reduced. Page 115

116 Overuse of Antibiotics as a Cause of Fungal Sinusitis It is our observation that many times fungal based Chronic Sinusitis is a result of excessive use of antibiotics that strip the sinuses of good bacteria which when present help protect sinuses from colonization by fungi (yeast and mold.) Similarly over use of antibiotics results in the digestive system being stripped of good bacteria with resulting yeast overgrowth that causes reduced immune system function and digestive problems. Page 116

117 Chronic Sinusitis The signs and symptoms of Chronic Sinusitis include: o Facial pain and pressure especially in the forehead, temples, cheeks, nose and behind the eyes o Difficulty breathing through the nose o Drainage of a thick, yellow or greenish discharge from the nose or down the back of the throat o Reduced sense of smell or taste o Nasal obstruction or congestion o Aching in your upper jaw and teeth o Headache, Teeth pain o Bad breath (halitosis) o Ear pain o Fatigue, Cough, Nausea o Sore throat Source: Page 117

118 Mold as a Cause of Sinusitis Chronic Sinusitis is often due to an inflammatory reaction to certain types of airborne fungi. Source: When you see the term airborne fungi the first thing that should come to mind is mold problems with the AC. Page 118

119 Cause of Mold Illness Mold on fiberglass lined duct insulation and plenums is in our experience, the #1 cause of mold related illness. Susceptible persons include children, asthmatics, the elderly, immune compromised and those heavily treated with antibiotics for other ailments such as sinus infections and adolescent acne. Special attention must always be given to inspecting the AC and ducting for problems when occupants complain about mold related illness. Page 119

120 Airborne Mold White mold on fiberglass insulation in AC supply plenum (yellow arrow). Mold growing on AC insulation is dispersed into the air 24/7. Page 120

121 Fungal Infection Opportunistic fungal infections are of great concern to people who are immune compromised or immune suppressed such a those with HIV or receiving cancer chemotherapy. Example Aspergillosis: where mold actually grows inside the lungs. Again, make sure there is no mold growing on fiberglass linings of air conveyance systems. Aspergillus mold growing in a lung. Page 121

122 Organ Transplants Opportunistic mycoses can cause significant complications in organ transplant recipients. The incidence of invasive fungal infections varies from 2-14% in renal transplant recipients to higher rates, ranging from 7-42% in liver, 15-35% in lung and heart-lung and 40-49% in small bowel transplant recipients The vast majority of these infections are due to Candida (35-91%) or Aspergillus (9-52%) species. Opening to attic behind AC supply plenum allowing mold spores to be pulled from the attic into building resulting in occupant irritation. Page 122

123 Respiratory Infections Several serious fungal (respiratory) infections that can affect healthy people can be caused by a few pathogenic fungi, that are not typically encountered indoors: o Cryptococcus: associated w/bird droppings o Histoplasma: associated w/bat droppings Workers cleaning very dirty areas, such as attics where birds or bats have roosted, could be at risk if not adequately protected. Only disinfectants safe for household use are recommended. Page 123

124 Mycotoxins Mycotoxins can be on the surface of mold spores or in the mold stalks or mold fragments. Over 200 mycotoxins have been identified from common indoor molds. Mycotoxins are not inactivated (killed) by typical disinfectants used to kill mold or bacteria. Mold spore Mold stalk Mycotoxins have to be removed either by cleaning or by disintegration with strong bleach. Mold spore Mold stalk Page 124

125 Health Effects of Mycotoxins Adverse health effects from the ingestion of mycotoxins found on moldy foods have been extensively studied and are well accepted. Liver damage, nervous system damage, and immunological effects Adverse health effects of mold from inhalation exposure to mycotoxins have been less well studied. Mold on fiberglass in AC supply plenum in brand new school. Everyone sick. Page 125

126 Common Toxigenic Molds Certain types of mold o Stachybotrys (Toxic Mold) o Aspergillus o Penicillium o Chaetomum Moist air leaking from attic into ceiling, causing mold in nursing home. all commonly found in Florida water damaged buildings and are known to produce harmful mycotoxins in addition to producing irritants. Page 126

127 Microbial Volatile Organic Compounds mvocs are gases produced by growing molds and released into the air as a byproduct of mold growth. Often have strong and/or unpleasant odors Health effect research in early stages Exposure possibly linked to symptoms such as headaches, nasal irritation, dizziness, fatigue, nausea. Mold on bathroom wall of building under construction as a result of inadequate ventilation mvocs go away when the mold is removed or killed or goes latent due to lack of moisture. Page 127

128 Microbial Volatile Organic Compounds mvoc s are gases given off by growing molds. They are NOT detected by mold sampling. Page 128

129 Active Mold = Musty Smell All of you have experienced active mold and mold odors first hand. Remember going into a bank, office, home or movie theater in the summer and it smells musty. That s mold growing. Only growing (active) mold produces the gases (mvocs) that are what you smell. You don t actually smell the mold itself. Health problems may temporarily go away when hidden mold is dormant in the winter and mold is not producing gases. Battery operated spore sampling pump with built in calibration (yellow arrow.) mvocs are not sampled with spore traps. Blue arrow points to air sampling (spore trap) cartridge. Page 129

130 Dormant Mold = No Musty Smell Generally the mold smells go away in the drier months when mold goes dormant. But the mold is still there. Mold testing during dry months will often miss this source of hidden mold because the mold is dormant when humidity is below 65% and new spores are not being produced. Again. dormant mold does not produce the gases that smell nor does it produce new supplies of mold spores which are detectable by air sampling. Mold contaminated fiberglass lined air duct. A very common and very serious health hazard. Health problems from mold may go away when mold is dormant. Page 130

131 Humidity and Indoor Illness The chart above shows the affect that humidity has on growth of indoor fungi as well as bacteria, viruses, mites as well. The chart shows that indoor humidity in the range of 45% to 55% is ideal for minimizing allergies, asthma, respiratory infections from all sources. Page 131

132 Humidity and Mold Growth Once mold starts to grow from a water leak or from moisture on a wet condensing (cool) surface all it takes is humidity to keep it active. Below about 65% humidity (yellow arrow) mold will no longer be active goes dormant and does not produce spores or mvocs (in the absence of a water source). Keeping humidity under 55% (blue arrow) eliminates dust mite growth. Page 132

133 Personal Factors and Hygiene Personal factors can influence the effects of exposure to hazardous substances: o smoking and/or alcohol consumption o medication use o gender and/or existing allergies or asthma o sensitivity Personal cleanliness and habits are crucial to reducing exposure for remediation workers. Mold behind kitchen cabinets from leak in exterior wall. Page 133

134 Effect Impacted by Many Factors The effects of hazardous substances on health may depend on: o the chemical or material (what) o the concentration (how much) o the route of entry (how taken into the body) o the duration of exposure (how long the exposure lasts) o The sensitivity of the person involved Page 134

135 Health Issues for Workers During mold remediation projects, workers could be exposed to other (non-mold) substances or hazardous materials that could cause adverse health effects: o Asbestos and Lead-based paint o High levels of particulates o Bacteria (associated with waterdamaged materials, floods, sewage backups) o Cleaning products/ biocides used as part of the projects Insulation inside of wet wall (from flood) does not dry without resulting in mold growth in the wall. Page 135

136 Section 3 Completed In Section 3 we discussed the health effects of indoor mold growth. You should now be able to: o Describe the major respiratory health concerns regarding indoor mold growth. o Describe the major neurological health concerns regarding indoor mold growth. o Explain the involvement of the HVAC system to mold illness. o Explain when gases are given off by mold and how these gases can impact health. Page 136

137 More on Health Optional Material For more information (the latest up to date information) on Mold Toxins and health, see article by course author Gary Rosen, Ph.D. called Mold Toxins & Related Illness Cause & Effect at Page 137

138 Mold & Health Review 1.) Ailments from mold and mold remediation work can be diverse including neurological problems, respiratory problems and other. Which symptom is not a common mold related ailment? a) Headaches b) Asthma like symptoms c) Sinus problems d) Hair loss 2.) What are the two most common routes for mold exposure in the indoor environment? a) Inhalation b) Ingestion c) Skin 3.) Respiratory symptoms from mold exposure are the most common problems from mold exposure. T or F? 4.) Pick 3 out of 4. Allergic responses are most commonly experienced as: a) Allergic asthma b) Allergic hyper-reaction syndrome c) Allergic rhinitis ( hay fever ) d) Allergic Fungal Sinusitis 5.) mvoc s are produced by growing molds and released into the air as a byproduct of mold growth. Often have strong and/or unpleasant odors. What does mvoc stand for? a) Microbial volatile odor compound b) Microbial volatile organic compound c) Mold volatile organic compound 6.) Personal factors can influence the effects of exposure to hazardous substances. Choose the one best answer a) Smoking and/or alcohol consumption b) Medication use c) Gender and/or existing allergies or asthma d) Sensitivity e) All of the above. Copyright 2013 by Gary Rosen, Ph.D. & Certified Mold Free Corp. Page 138

139 Mold & Health Review 7.) Workers could be exposed to other substances or hazardous materials besides mold that could cause adverse health effects (choose the one best answer): a) Asbestos and Lead-based paint b) High levels of particulates c) Bacteria (associated with water-damaged materials, floods, sewage backups) d) Cleaning products/ biocides used as part of the projects e) All of the above 8.) Neurological problems often found particularly in children occupying sick buildings, including both schools and homes, are: a) Behavioral and sleep disorders; b) Lack of short term memory c) Light sensitivity d) Inability to concentrate e) All of the above 9.) What is the #1 cause of mold related illness? a) Mold on fiberglass lined duct and supply plenum insulation b) Mold on AC coils c) Moldy carpet d) Mold growing in flex duct 10.) Mycotoxins. Choose all correct answers: a) Some but not all molds can produce toxic substances called mycotoxins. b) Mycotoxins can be on the surface of mold spores or in the mold stalks. c) Hundreds of mycotoxins have been identified from common indoor molds. d) Mycotoxins are inactivated (killed) by typical disinfectants used to kill mold or bacteria. e) Mycotoxins are best removed either by cleaning or by disintegration by strong bleach. Page 139

140 Answer Key 1.) D 2.) A, C 3.) T 4.) A, C, D 5.) B 7.) E 8.) E 9.) A 10.) A, B,C, E 6.) E Page 140

141 Section 4: Investigating Hidden Mold Oftentimes small to moderate amounts of hidden mold can be easily kept under control by using high quality (MERV 11) air filters that eliminate airborne Mold Spores which are generally in the 2-20 micron range. Requires the AC and ducting to be clean! Page 141

142 Objectives of Section 4 In Section 4 we discuss common sense approaches to investigate for hidden mold. At the conclusion of Chapter 4 you will be able to: o Describe the locations where hidden mold is often found. o Describe which locations generally are the most concern and which are of less concern. o Explain some of the solutions to keeping hidden mold under control if removal is not an option. o For example, at times it may be best (in older homes and/or when there is not enough $$) to simply leave hidden mold where it is after eliminating the water source and properly sealing any openings. Page 142

143 Common Sense Approach to Mold Exposure Small amounts of mold growth including mycotoxin producers commonly occur in all homes, schools and offices For the majority of people these present minimal health risks. The solution is to fix the moisture problem and clean up the visible mold quickly. Resources spent characterizing the type of mold often could have been better spent on mold removal. Mold on ceiling in high rise under construction due to floods. Page 143

144 Common Sense Approach to Mold Exposure On the other hand large areas of indoor mold growth present a more likely risk of exposure and adverse health effects. o Large areas of mold growth indicate more extensive water damage/moisture intrusion in the building. o For large scale problems, additional and more extensive remediation measures should be used. o Including testing both before and after remediation to protect both workers and occupants of the building. Mold on drywall stored in moist building Page 144

145 Degrees of Exposure The presence of mold growth does not necessarily equate to exposure. There must be a pathway for exposure to occur. And exposure to mold does not always result in a health problem. Occupants or remediation workers disturbing large areas of mold growth face greater exposure potential, and thus, greater potential for adverse health effects. Unless remediation can be done properly, consider methods other than removal to reduce exposure. Water entering buildings thru penetrations in building exteriors almost always results in hidden mold in adjacent wall cavities. Page 145

146 Can Sealing Solve the Health Issue? Oftentimes a contaminated wall or ceiling cavity is best sealed and not remediated so long as the water source is fixed. If exposure has been significantly reduced by sealing you may have solved the health issue. A mold remediation contractor will never recommend this approach. In old buildings this is very often the best solution. When the insulation in a leaking exterior wall is blown in cellulose, hidden mold is almost always WAY BAD. Page 146

147 Degrees of Exposure Other times, improving filtration by using a better air filter or leaving the AC FAN=ON will reduce exposure to acceptable levels for all occupants even sensitive occupants (if AC and ducting are clean.) Infrared pix (dark half circles) of water wicking up wall because drywall was not hung with a gap at the floor. If exposure cannot be reduced to satisfy all and remediation is not an option you may have to consider recommending relocating sensitive people to other areas. Page 147

148 Degrees of Exposure However, when there is mold in an air handler, humidifier, ductwork or ventilation system even small amounts there is always significant exposure that can affect sensitive people. Even small amounts of hidden mold growth in HVAC* components can result in severe problems for mold sensitive people. Painting with protective coating (encapsulating) the inside of a nasty AC supply plenum after first carefully removing surface dust/ dirt/ mold. *HVAC = Heating, Ventilation, & AC system and ducting Page 148

149 Mold in Walls Any opening in ceilings and walls that could expose sensitive occupants to elevated mold should be sealed. Broken or missing ceiling tiles should be quickly replaced with new. Drop ceilings should be as air tight as possible to keep (often moldy) air from the nonconditioned ceiling plenum out of the occupied space. Seal all openings to wall and ceiling cavities properly and promptly. Exterior wall cut open to fix a problem. There was no wall insulation. Page 149

150 Mold on Exposed Wood Oftentimes there is mold on exposed wood in unfinished basements wall studs (shown at right) or floor joists open to the air. (Not a problem in South Florida!) Sensitive people cannot live, work or go to school in such environments. The wood has to be cleaned of mold and painted with mold inhibiting paint. Clean and seal. Exposed mold covered structural wood in unfinished basement. Page 150

151 Visible Mold No doubt visible mold on the surface of walls or ceilings will make people sick. But (hopefully) few homes or schools or offices have visible mold as visible mold is easily cleaned by choosing one of the several products at the grocery store that both clean and remove mold.. Visible mold on a closet ceiling from a roof leak Page 151

152 Mold Under Wall Paper Hidden mold, even a lot of mold, behind wall paper is not generally making someone sick. Best to leave it unless the removal can be properly done! Page 152

153 Hidden Mold in the AC None of the popular mold contractor training courses train mold technicians to properly inspect or remediate air handlers or ducting. As a result, mold contractors (including inspectors and remediators) almost always overlook problems in these crucial areas. Since most of the time it is mold in the AC and ducting that is making people sick it is imperative that mold assessors be able to assess mold problems in AC and ducting. AC supply plenum. Black stuff is dirt and mold on original ducting. Compare with new (yellow color) clean, materials at bottom which were changed out because that s all that could be easily seen. Page 153

154 Mold Hidden in AC or Ducting The only good way to determine if there is a mold contamination in AC or AC ducting is by visual inspection. In some cases one may need to hire a licensed AC contractor to remove the coils or even disassemble the entire unit to completely inspect for mold. The EPA bulletin on air duct cleaning is: Should You Have the Air Ducts in our Home Cleaned? Page 154

155 EPA Duct Guidelines According to the EPA, duct cleaning has never been shown to actually prevent health problems. Studies have not conclusively demonstrated that particle (e.g., dust) levels in homes increase because of dirty ducts. According to the EPA, this is because much of the dirt in air ducts adheres to duct surfaces and does not enter the living space. Cleaned and sealed AC supply. Mold contaminated fiberglass lined ducting is another matter! Note: We do not agree with the EPA claim that duct cleaning does no good. We find that duct cleaning if done properly and thoroughly can often significantly reduce allergy like symptoms in sensitive occupants. Page 155

156 More Complete Treatment of Mold Hidden in AC or Ducting Optional materials: For a more thorough and up-to-date treatment of issues with mold irritation and air duct cleaning see: Mold Related Indoor Irritation from Contaminated AC and Ducting at: Page 156

157 Fiberglass Lined Ducts or Plenums If you have fiberglass lined air ducts or plenums (or insulation in the air handler) and the insulation gets moldy (nasty looking) it should be either replaced with new; or cut open and thoroughly cleaned by hand and then encapsulated. It cannot be effectively cleaned with standard duct cleaning procedures / duct cleaning equipment. Contaminated AC that was not properly sealed. Cannot be cleaned. Page 157

158 Duct Cleaning - WARNING Air ducts are often made from Flex Duct which has a thin and very fragile plastic lining. The lining cannot be cleaned using the usual rotating brushes that duct cleaners use for metal lined duct because the brushes can damage the fragile lining. For these types of ducts, duct cleaning typically means vacuuming out the supply registers (good idea) and then spraying chemicals inside the ducting. BAD IDEA! Flex duct (silver colored) Per EPA: No chemical biocides are currently registered by EPA for use in internally insulated air duct systems. Page 158

159 Cleaning Flex Duct We ve had success cleaning Flex Duct using the Air Care Sidewinder product. It requires a very powerful 2-stage air compressor. The Sidewinder uses the thrust of the air jets to propel itself into the duct system as it loosens dirt and dust. Page 159

160 Mold Hidden in the AC Ducting or Plenums is Bad This black stuff inside the AC ducting and connection boxes is mold covered dirt on fiberglass duct board. (yellow arrow) Rarely does anyone look in this area. This mold was making the occupants sick. You do not need much mold in the AC or ducting to make sensitive people sick since the mold is readily dispersed into the living space. Page 160

161 Mold on Fiberglass Ductwork Oftentimes it is difficult or cost prohibitive to replace the fiberglass lined ducting. At our firm we cut open the AC fiberglass plenums and ducting and if contaminated, we vacuum, bleach and then paint with special white colored AC sealing paint (encapsulant) that includes a mold inhibitor. Any leaks or openings are sealed with mastic (AC sealing paste.) This, in our hands, is better than replacing with new. Page 161

162 Refurbishing Fiberglass Lined Ductwork Our firm uses DP2545 encapsulant ( to seal fiberglass duct lining because it is very low VOC (does not smell) and seals well. In our experience, there are very few good choices for sealing internal fiberglass lined ductwork. We do not endorse any particular brand of sealant but it is critical to choose one with low VOC (smell) for use in ductwork. (No affiliation with DP.) Page 162

163 Mold in AC & Ductwork Yellow colored material is new fiberglass ducting the AC contractor used to attach new air handler to original ducting. Dark colored material is mold and dirt on original fiberglass ducting left in place when new air handler was installed. Page 163

164 Mold Hidden in AC Closet If there is hidden mold in the AC closet (behind the air handler for example), even small amounts It can be pulled up into the AC system and disburse throughout the occupied space and make people sick. In the picture on the right there was an air leak at the back top of the AC closet and the air handler was pulling moist/ dirty attic air into the cool closet. The result was mold growth behind the air handler and sick occupants. Careful visual inspection for this hidden mold in an AC closet is a must. Dark color is mold on wall behind where air handler had been located. Page 164

165 Mold Hidden in AC Closet Many times the air handler drain line clogs and the drain pan overflows. Mold will often result. The picture on the right shows an air handler that had a drain pan overflow. Mold is growing on the outside of the return air box that the air handler sits on. Inside, the box is full of mold. The mold inside the box is being disbursed into the occupied space making occupants sick. Even small amounts of hidden mold here can make people sick. Careful visual inspection is a must. Often AC components need to be cut open in order to inspect. Mold on exterior of AC return air box. Much worse mold inside! Page 165

166 Mold in Wall Cavities If there is significant mold in a wall cavity it is best to remove it but if it cannot be removed be sure to fix the water leak and then seal the cavity such as around electrical outlets or baseboards so that spores are not readily released into the living space. Page 166

167 When Can Mold on a Window Sill Make Someone Sick? Will a little mold on a window sill make someone sick? No. Best to clean off the mold and fix the leak (often old caulking) that is causing the mold growth. But if the wall under the window is casually cut open and there is heavy mold inside it will be dispersed and will not only contaminate the nearby areas but will contaminate everywhere including the AC and ducting. Best to clean visible mold and leave mold inside wall if mold removal work cannot be properly done. Page 167

168 Section 5 Wrap Up You should now be able to: o o o o Describe the locations where hidden mold is often found. Describe which locations generally are the most concern and which can often be left alone. Explain when it may be best to simply leave hidden mold where it is after eliminating the water source and properly sealing. Explain some of the solutions to keeping hidden mold under control if removal is not an option. Infrared picture of moisture in a wall. Infrared cameras DO NOT find hidden mold. They MAY find hidden moisture but only if the moisture impacts the surface material. Page 168

169 Beware of Detailed Mold Remediation Protocols It is very often the case that neither the extent of hidden mold nor the precise cause or location of the water problem can be determined without first starting the remediation process opening up walls and/or ceilings. The idea that a mold assessor can accurately write a specific remediation protocol as to how much drywall to remove is a myth. Protocols must be flexible so that the knowledgeable remediation contractor can customize their work procedures as needed. Page 169

170 Section Review Questions Review 1. Openings in ceilings and walls could expose sensitive occupants to elevated mold. Which of the following statements is false? a) Broken or missing ceiling tiles should be quickly replaced with new. b) Drop ceilings should be as air tight as possible to keep (often moldy) air from the nonconditioned ceiling plenum out of the occupied space. c) Mold technicians are usually trained to either inspect or remediate air handlers or ducting since this is the most common location for hidden mold. 2. If you have fiberglass lined air ducts or plenums (or insulation in the air handler) and the insulation gets moldy (Choose all incorrect statements) a. They must be removed and replaced with new. b. They cannot be effectively cleaned and renovated as new. c. The best solution is to spray the duct interior with biocide that keeps on killing. 3. Air ducts are often made from flex duct which has a thin and very fragile plastic lining. (Choose the correct statements) a) The lining can be cleaned using special soft rotating brushes. b) For these types of ducts, duct cleaning, improper though it may be, typically means spraying illegal chemicals inside the ducting. Page 170

171 Investigating Hidden Mold Review 4. Will a little mold on a window sill make someone sick? a) No. Best to clean off the mold and fix the leak (often old caulking) that is causing the mold growth. b) Only if you casually cut open the wall. c) A & B 5. Sometimes small amounts of hidden mold are not a health problem. Choose the one best answer: a) However, when there is mold, even small amounts, in an air handler, dehumidifier, ductwork or ventilation system there is always major exposure. b) Hidden mold inside a wall is not usually a problem and the wall should be opened and the mold removed as quickly as possible. c) Hidden mold inside an attic is usually a problem except when the wind blows and clears out the attic. Page 171

172 Answer Key 1.) C 2.) A, B, C 3.) B 4.) C 5.) A Page 172

173 Section 5: Assessing the Extent of Mold & Moisture IR cameras can be of great use in determining the extent of moisture after a flood. But they do not see moisture or mold inside of walls. Page 173

174 Objectives of Section 5 In Section 5 we explain the basics of assessing the extent of mold & moisture. At the conclusion of Section 5 you will be able to: o Be familiar with the use of Infrared Cameras for moisture mapping and documentation. o Explain why drywall should be hung with a gap at the floor. o Understand the basics of mold testing/sampling. o Explain the limitations of IICRC Mold Contamination Conditions o Describe the overall imitations of mold sampling, and the importance of visual inspections especially in the HVAC system and ducts. o Understand the basics of post-remediation testing. Page 174

175 According to EPA: Mold Remediation in Schools and Commercial Buildings Possible locations of hidden mold can include: o Pipe chases and utility tunnels (with leaking or condensing pipes), o Walls behind furniture (where condensation forms), o Condensate drain pans inside air handling units, o Porous liners inside ductwork, or o Roof materials above ceiling tiles (due to roof leaks or insufficient insulation). Finding hidden mold starts with finding the moisture. An IR camera is an excellent tool for helping find wet areas but not necessarily useful finding moisture from condensation. Page 175

176 CASE STUDY: IR Inspection of Flooded Areas in New Construction Building Infrared camera detects surface temperature. Wet materials cool as they dry and are indicated by darker blue colors. IR (FLIR/Thermographic) cameras do not look inside of walls. They do not find mold in walls. Copyright 2015 Certified Mold Free Corp. Page 176

177 IR Inspection of Flood Areas Right pix: Fresh drywall compound had been applied to this corner (in yellow box). Left pix: Shows the infrared image of the new material. Dark color indicates lower temperature caused by cooling from evaporation while compound dries. Copyright 2015 Certified Mold Free Corp. Page 177

178 Gypsum Transportation & Storage Copyright 2015 Certified Mold Free Corp. Page 178

179 Hang Drywall Off of the Floor When drywall is hung off of the floor it rarely gets wet if there is a leak or flood. Copyright 2015 Certified Mold Free Corp. Page 179

180 Drywall Hung Off of the Floor Infrared image (upper left) shows that this wall is dry, even though the cement floor beneath it is wet. Why is that? Because the drywall is properly hung off of the floor. Copyright 2015 Certified Mold Free Corp. Page 180

181 Drywall On Closet Floor Still Wet Wet drywall in closet was cut out and is laying on the floor. Infrared image of drywall on the floor shows that the wetness extends somewhat beyond what is visibly wet. Copyright 2015 Certified Mold Free Corp. Page 181

182 IR Inspection of Flood Areas Walls in this closet are still wet, and need to be cut open to allow drying. This closet area had little natural ventilation, and was slow to dry. Also, drywall while not touching the floor, has debris underneath it (paper) that is wicking moisture into the drywall. Copyright 2015 Certified Mold Free Corp. Page 182

183 Wall with Visible Mold In Flood Area This wall had the only visible mold growth in the flood areas. What is special about this wall, that mold has already started here, but not anywhere else? When we opened this wall, we found that it is filled with fiberglass (soundproofing) insulation. And inside it is still wet. The IR camera did not see this wet wall, since the surface was dry. Copyright 2015 Certified Mold Free Corp. Page 183

184 Wet Walls with Fiberglass Insulation All wet walls with fiberglass insulation in them must always be identified and cut open. Never rely on moisture readings, either from moisture meters or infrared cameras, when wall interiors are insulated. Copyright 2015 Certified Mold Free Corp. Page 184

185 Visual Inspection of Flood Areas Mold growth and wet paper drywall face inside the insulated wall that appeared dry when checked with infrared camera. Always open insulated walls and cut out mold. Copyright 2015 Certified Mold Free Corp. Page 185

186 IR Case Study Conclusion This concludes IR Case Study. You should now be able to: o Explain when and how an infrared camera can be helpful in determining the extent of flooding. o Describe the limitations of using an infrared camera. o Explain why drywall should be hung off of the floor. o Describe how insulation inside the walls affects the drying rate. Copyright 2015 Certified Mold Free Corp. Page 186

187 Review Questions 1. The Gypsum Industry Association recommends what practices to keep drywall from getting wet. (Select all that apply) a. Protected during transport b. Hung off the floor by 1 inch c. Hung off the floor by at least ¼ inch d. Water in buildings immediately dried up 2. What limitations are there in the use of infrared cameras. (Select all that apply) a. There are no limitations to IR cameras. b. Can mistake cold steel inside a wall for moisture. c. Can miss mold or moisture inside of walls that have a dry surface. 3. Walls with fiberglass insulation inside have the following property: a. They can always dry quickly, since fiberglass is nonporous, and does not hold water. b. They dry slowly as the fiberglass helps hold moisture. Copyright 2015 Certified Mold Free Corp. Page 187

188 Review Answers 1. a, c, d 2. b, c 3. b Copyright 2015 Certified Mold Free Corp. Page 188

189 IICRC Mold Contamination Conditions Elevated settled spores (IICRC S520) Indoor environment that is contaminated with settled spores that are a result of a mold growth contamination. Note that this is a rather simplistic definition. It is used in the industry, so you must understand the definition of it. But in reality, any property that is not truly clean will have elevated settled spores and this may have nothing to do with mold growth. In our experience, any property with (anything but brand new or just cleaned) carpeting will often have elevated mold spores not related to current mold growth. Page 189

190 IICRC Mold Contamination Conditions Normal Condition (IICRC S520) Indoor environment that may have o o o Settled spores Fungal fragments, & Even traces of some actual mold growth All reflective of a normal ecology for a similar indoor environment According to IICRC, the goal in a microbial remediation project is to return a problem area to normal conditions. If there is dirty carpet and/or lots of clutter and/or open windows, returning a problem location to normal may not be as simple as it sounds. Page 190

191 IICRC Normal According to IICRC S520: If you were to air sample a normal condition, you would expect to find compared to outdoors similar types of molds, with lower concentrations indoors. But many factors impact the ratio of inside to outside mold. For example: o how clean the property is o windows open or not o carpets / no carpets o season o type of air filters o geographic location Page 191

192 IICRC Contamination Actual mold growth (IICRC S520) Growth that is: o Active and/or dormant (latent) o Visible and/or hidden Note sure about this definition. If mold is dormant (for example water source fixed) by this author s way of thinking there will not be Actual Mold Growth because it is not growing. But S520 classifies dormant mold as Mold Growth. Page 192

193 Dormant Mold Growth Is the mold growth dormant due to seasonal issues (dry season)? Will it become active with the onset of humid summer air? Or was there an earlier water leak that has since been repaired, and the mold will be forever dormant and hidden? Since mold toxins are still found in dormant as well as dead mold, an important question is: Are mold spores being released to the living space in sufficient quantities to affect occupants and/or be measured? Is there a verifiable mold problem? Page 193

194 Hidden Mold A Problem? There are no industry guidelines as to whether hidden mold that is not detectable in the air should be removed. If it is irritating or produces an odor sure it is a problem. But does one take wall cavity samples to locate hidden mold? Does one remove all the baseboards under windows to check for hidden mold from earlier window leaks. The answer is there is no answer. That is up to the mold assessor and client. Page 194

195 Partial Remediation If there are limited funds, partial remediation is better than none. Sealing the cavities that contain the mold is a form of remediation, and can be successful if the water source is stopped. Spraying/fogging chemicals/biocides that keep on killing inside wall cavities or (HVAC systems) should be avoided. Page 195

196 Not All Problems Are Problems There can be concerns about mold on a window sill due to water intrusion from cracked caulking contaminating a kid s bedroom. This can be a minor problem that is easily fixed by simply caulking the window and cleaning the mold from the sill with soap and water or bleach (Tilex) or the wall may be full of mold and need to be removed and replaced with new. The mold assessor needs to not only find mold as well as determine the cause of the mold but also must assess the severity of the mold problem for the purpose of providing advice as to the most sensible way to fix the problem. Page 196

197 Some Small Problems are BIG Problems While small amounts of mold in a wall if the leak has been fixed may not be a problem at all. Small amounts of mold in the AC and/or ducting can be a big problem for mold sensitive occupants. Do not forget hidden mold in the AC and ducting. Page 197

198 Upgrading Air Filter to Fix Indoor Air Quality Problems If the AC and ducting are clean, upgrading the AC filter, along with more frequent house cleaning, is often a simple way to reduce occupant complaints without the cost of removing hidden mold sources. If the AC and ducting are clean, and a Merv 9 or preferably Merv 11 air filter is installed, turn the FAN=ON and clean the air constantly to temporarily reduce the allergen load of the home. For information on properly cleaning/ refurbishing the AC and ducting to as new see Mold Related Irritation from Contaminated AC & Ducting at Page 198

199 Total Air Sampling How it works A spore trap air sampling cassette mechanism is shown on right. The sampling cassette is attached at the bottom to a pump that pulls air into the cassette. Inside the cassette is a tiny microscope slide coated with clear gel. Spores stick to the gel as the air passes over the slide. Total spore trap sampling collects both live and dead spores which is why it is called total air sampling. The cassette is sent to a lab that removes the micro-slide and then, using a microscope, identifies and counts the total number mold spores (both live and dead). 2) Air + particles travel thru slit. 1) Air containing particles enters here 4) Air exits here and enters pump 3) Particles stick on gel slide Copyright 2015 Certified Mold Free Corp. Page 199

200 High Volume vs Low Volume High volume cassettes take in larger amounts of air sampling is done at 15 liters per minute (lpm) flow rate. Lower volume cassettes are done at 5 lpm. Sample size is much smaller. Labs prefer the small sample size since these takes less time to count. Time = Money. The smaller the sample size the less the accuracy. Upper left shows example of high volume cassette for total spore counts. Right shows low volume. Copyright 2015 Certified Mold Free Corp. Page 200

201 Air Sampling for Mold Spores Battery operated spore sampling pump with built in calibration (yellow arrow.) Blue arrow points to air sampling cartridge. Red arrow points to timer. This type of pump has a large battery and is very stable. Rarely needs adjusting. Page 201

202 Air Sampling for Mold Spores Certain portable sampling pumps that have small batteries tend to be unstable (air flow rate changes over time) because the battery charge rapidly dissipates. This type of unit above does not show the air flow rate as does the unit on the previous page. You will need an external calibrator. Page 202

203 Sampling Guidelines for Air-O-Cells (From EMSL Web Site) The Air-O-Cell Air Sampling cassette is a sampling device designed for the rapid collection and analysis of a wide range of airborne aerosols. These include fungal spores, pollen, insect parts, skin cell fragments, fibers, and inorganic particulates. Air enters the cassette, the particles become impacted on the sampling substrate, and the air leaves through the exit orifice. The cassette housing is designed in such a way that the particles are distributed and deposited equally on a special glass slide contained in the cassette housing called the trace. Page 203

204 Sampling Guidelines for Air-O-Cells DISADVANTAGES (from EMSL Web Site) Fungi cannot be fully speciated with this method. For example, Aspergillus sp. and Penicillium sp. are normally reported together due to the similarities in spore morphology. [Other types of mold besides Asp/Pen are also lumped in with the very small sized Asp/Pen spores for example the very common toxin producing mold Trichoderma.] Spore viability cannot be assessed [collects both dead and viable spores]. Page 204

205 Sampling Guidelines for Air-O-Cells SAMPLING DURATION (from EMSL Web Site.) The sampling time is dependent on the density of particulate in the environment. It is important not to overload the sample, otherwise it will be impossible to assess the types of spores, pollen and particulates that are present. Recommended sampling times for the Air-O-Cell Air Sampling Cassette at Typical Collection Flow Rates Typical Environmental Conditions Flow Rates Collection at 15 lpm o Clean office" or outdoors (no visible dust) 10 minutes o Indoor environment, high activity & personnel 5 minutes o Indoor environment, drywall renovation or heavy industrial dust 1 minute Page 205

206 Sampling Guidelines for Low Volume Cassettes Mold Snap or Z5 (taken from Zefon Web Site.) A cost effective first-line mold screening tool that efficiently and reliably collects mold and allows for simple lab analysis. Features: 5 Liters x 5 Minute Sampling Industry Proven Collection & Analysis Method Quick, low volume sample Easy for labs to analyze MoldSNAP is designed as a first-line mold screening tool that can be easily used by home inspectors to get preliminary information on whether a mold problem may exist and further investigation is warranted. Page 206

207 Low Volume vs High Volume Cassettes Since the lab cost is the same for both low volume and high volume cassettes. Since the sampling time is the same. The high volume cassettes take samples 3x the size and are more accurate but more work for the lab to analyze. Do you care if they are more work for the lab? No. Then why would a professional assessor want to use the less accurate low volume cassettes so called: first-line mold screening tool for home inspectors? We have no idea! Page 207

208 Viable Spore Sampling Rarely Used in Mold Work The culture method of counting, detects only live (viable) spores. Counting viable spores requires incubating the spores and seeing how many grow. Dead spores (nonviable) do not grow. Not detected. Since dead spores can still be irritating and spore trap testing is cheaper and has a faster turn around than culture investigators more often look at total counts using spore traps than viable/culture testing. Viable spore sampling allows speciation (determination of species in addition to genus.) Growing mold in a Petri dish to count viable mold spores. Copyright 2015 Certified Mold Free Corp. Page 208

209 Lift Tape Sampling For sampling surfaces for mold growth. Home inspectors do surface sampling. We are not quite sure if there is a use for lift tape sampling by Assessors except under certain unique conditions where you cannot determine what is mold and what is not mold. Surface sampling with flexible slide. Copyright 2015 Certified Mold Free Corp. Page 209

210 Pre-Remediation (Initial) Sampling Pre-remediation (initial) air sampling is always a good idea: o o o o To determine if sealing a wall or ceiling space has actually eliminated a condition of elevated spores. To help find hidden mold when used in conjunction with visual inspections. Or to determine baseline levels of mold spores for the purpose of quoting post remediation cleaning. Because the client expects a professional mold inspection to include air sampling and will pay for it! Copyright 2015 Certified Mold Free Corp. Page 210

211 Post-Remediation Sampling? Why Do It? Post-Remediation Spore Trap Sampling is supposed to Assess Remediation Effectiveness. o Does it always do so? No. o What about mold micro-fragments? These do not show up in Spore Trap lab analysis. However, in the event there are sick or sensitive people, air testing for mold after remediation does provide some level of risk assessment for reoccupancy. Air testing does not guarantee that there are no problems, but if air sampling finds problems certainly people will be breathing problematic air. Copyright 2015 Certified Mold Free Corp. Page 211

212 Post-Remediation Sampling? Why Do It? What can provide a high level of assurance of a job well done if not air sampling? o o o o o Pictures of remediated area before walls closed up? You bet! Making sure the moisture source is fixed? You bet! A picture of an EPA Level 1 containment that was erected prior to doing the work? You bet! Avoidance of dust producing / dry remediation practices. Plus post remediation air sampling! Copyright 2015 Certified Mold Free Corp. Page 212

213 Post-Remediation Sampling Florida Mold Law Florida mold law does not prohibit a mold remediator from taking their own post remediation air samples for clearance testing. Florida mold assessment laws are only applicable to initial inspections by definition of an assessment. And Florida mold law does not apply if there is less than 10 sq ft of mold which is never the case for post remediation assessment. Copyright 2015 Certified Mold Free Corp. Page 213

214 Post-Remediation Sampling Florida Mold Law If there are no plans/ budget for a mold assessor to be hired to perform the post remediation mold testing, then the mold remediator should always do it. Our firm when doing a mold remediation always takes our own post remediation testing (often only one sample) even if the client will have a third party come and perform post remediation testing. Why? Because the other tester may not know what they are doing? Copyright 2015 Certified Mold Free Corp. Page 214

215 Post-Remediation Sampling Florida Mold Law In Florida a very high percentage of licensed mold remediators are also licensed mold assessors. We strongly recommend that ALL mold remediators obtain mold assessor licenses and have the proper form of (E&O) insurance for mold assessment/testing. Copyright 2015 Certified Mold Free Corp. Page 215

216 Release of Mold Micro-Particles We strongly recommend that dry remediation practices that release micro-particles be avoided. Avoid these dry dust producing techniques: o o o Sanding wood Dry ice blasting Baking soda blasting These activities will cause workers to be exposed to high levels of particles that typical PPE (Personal Protective Equipment) are not designed to protect them from. These dry remediation practices will leave the work site contaminated with toxins and allergens that are invisible to testing. Copyright 2015 Certified Mold Free Corp. Page 216

217 Release of Poisons from Wood Sanding or blasting treated structural wood will release harmful chemicals used to preserve the wood. Arsenic is one of the chemicals that have been commonly be used to treat / preserve structural wood. We do not want construction dusts with arsenic produced during mold remediation. Avoid dry remediation techniques. Again dry remediation techniques produce contaminated construction dusts that cannot be seen on post remediation testing. Copyright 2015 Certified Mold Free Corp. Page 217

218 PT Wood Wood that comes in contact with concrete (such as furring strips) or comes in contact with the ground is Pressure Treated (P.T.) with the toxin CCA. Pressure Treated wood is chemically treated wood to withstand the growth of wood rot fungi. Mold stills grows on PT wood and can discolor it, but is easily cleaned to like new with strong bleach and perhaps a little brushing. CCA is composed of: copper, which acts as a fungicide; arsenate, a form of arsenic, which is an insecticide; and chromium, which binds the ingredients to the wood. Wood treated with CCA, is commonly called green-treated wood. Page 218

219 Warning: PT Wood According to USEPA, people working with CCA-treated wood should take the following precautions: o o o o o o o Saw, sand, and machine CCA-treated wood outdoors, when possible. Wear a dust mask, goggles, and gloves. Clean up all sawdust, scraps, and other construction debris thoroughly and dispose of in the trash (i.e., municipal solid waste). Do not compost or mulch sawdust or remnants from CCA-treated wood. Do not burn CCA-treated wood, as toxic chemicals may be released as part of the smoke and ashes. After working with the wood, wash all exposed areas of your body, especially the hands, thoroughly with soap and water. Wash your work clothes separately from other household clothing before wearing them again. Page 219

220 Warning: PT Wood Clearly when IICRC S520 and others recommend sanding or blasting to clean structural wood in an indoor environment this is a serious mistake and a health risk. Do not sand wood! To clean discolored wood use Bleach and a Brush. Page 220

221 Non-Mold Contaminants Water-damaged environments can contain many contaminants other than mold-related particulates. These include: o o o o Mites Toxin and/or odor producing bacteria Insects Viruses None of these are tested by standard mold clearance procedures that are based on air sampling for mold spores. All must be removed to deliver a clean & healthful environment. Copyright 2015 Certified Mold Free Corp. Page 221

222 Non-Mold Contaminants Again, it is important to remove not only mold but other contaminants that are by products of water damage. o When the job site is left clean because all dusts are completely removed from the air, from contents, and from flooring non-mold contaminants such as mites, viruses, insects and bacteria are also eliminated. o When the job site is left clean, based on the air sampling coming back Not Elevated testing for the absence of non-mold contaminants is not needed. Copyright 2015 Certified Mold Free Corp. Page 222

223 Assessor Competencies Most professional mold assessors or hygienist are generally trained to rely on sampling to assess mold. Sampling alone will never produce an adequate investigation. Sampling often misses hidden mold problems. Assessors need to have or will need to develop some construction experience and be able to peek into hidden areas by lifting carpet; removing baseboard and cabinet toe kicks; and opening AC systems and ducting. Assessors need to be comfortable using Moisture Meters and/or Infrared Cameras to detect the extent and location of moisture. Page 223

224 Proper Remediation Techniques Proper remediation techniques are based on removing problematic materials such as moldy drywall, carpet, and furnishings and replacing with new. Proper remediation techniques are based on cleaning moldy structural wood while avoiding dry methods such as sanding or blasting that release invisible mold fragments and wood preservatives that can be highly toxic. After cleaning moldy structural wood, paint with white encapsulant to eliminate the need for post remediation surface inspections. (We like to use Zinsser 123). Copyright 2015 Certified Mold Free Corp. Page 224

225 Conclusions of Section 5 In Section 5 we explain the basics of assessing a mold problem and determining after remediation if it has been fixed. You should now be able to: o Explain how mold testing/sampling is done. o Describe the limitations of mold sampling, and the importance of visual inspections especially in the HVAC system and ducts. o Be familiar with the use and limitations of IR technology for moisture mapping. o Describe the priorities and procedures of post remediation testing. Copyright 2015 Certified Mold Free Corp. Page 225

226 Review Questions 1. What can provide a high level of assurance of a job well done if not air sampling? a. Pictures of remediated area before walls closed up? You bet! b. Making sure the moisture source is fixed? You bet! c. A picture of an EPA Level 1 containment that was erected prior to doing the work? You bet! d. Avoidance of dry remediation practices. e. Plus post remediation air sampling! 2. Pre-remediation (initial) why do it? a. To determine if sealing a wall or ceiling space has actually eliminated a condition of elevated spores. b. To help find hidden mold when used in conjunction with visual inspections. c. To determine baseline levels of mold spores for the purpose of quoting post remediation cleaning. d. Because the client expects a professional mold inspection to include air sampling and will pay for it! 3. Viable mold testing is still popular today because it allow for speciation whereas total spore counts do not. a. No. It is rarely used due to high cost and long turn around times. b. Yes. Popular because the mold growing in the petri dishes look so cool. Page 226

227 Review Questions 4. Where can I find a description of standards for mold testing all in one place? a. EMSL or other major lab web site. b. Zefon web site that makes most of the spore trap cartridges in use today. c. IICRC S500 d. IICRC S520 Page 227

228 Answer Key 1. all 2. all 3. a 4. a, b Copyright 2013 by Gary Rosen, Ph.D. & Certified Mold Free Corp. Page 228

229 Section 6: Interpreting Mold Lab Data Left shows example of high volume cassette for total spore counts. Right low volume. Copyright 2015 Certified Mold Free Corp. Page 229

230 Interpreting Clearance Test Results Below is a table showing the range of values during the year for mold spores in the outdoor air for Florida. Notice that levels of some mold spores such as the common Cladosporium vary during the year by a factor of 250+ (low of 27 to high of 7817) Copyright 2015 Certified Mold Free Corp. Page 230

231 Indoor vs Outdoor Mold Below is a table showing common outside and inside mold spores. From: Ascospores, Basidiospores, Smuts, Rusts come from the outside and typically mean doors or windows open. Note that Penicillium/Aspergillus are found both indoor and out. Copyright 2015 Certified Mold Free Corp. Page 231

232 Indoor Vs Outdoor Variation The levels of mold spores in outdoor samples vary from season to season; month to month; and even hour to hour in some cases and heavily depend on geographic location (what floor in a high rise; ocean breeze; near a pond etc.) Because outdoor mold types and levels vary so much, simply comparing indoor mold spore types or levels to outdoor types or levels is not a reliable method for determining if there is elevated indoor mold. Copyright 2015 Certified Mold Free Corp. Page 232

233 Indoor Vs Outdoor Variation Because the indoor air is constantly being cleaned by the A/C s air filter, the indoor air inside a home should generally have significantly lower levels of mold spores and generally a somewhat different mix than outside levels (if you are using a good quality air filter.) There are always exceptions for instance homes that are on the ocean when there is an ocean breeze may have zero mold spores in an outside air sample. Copyright 2015 Certified Mold Free Corp. Page 233

234 Interpreting Clearance Test Results Air sample results from a remediated site should be lower in concentration than outdoor results. This is conventional wisdom and what is normally taught. But in reality this is not necessarily the case. o o o o o How much lower depends on the type of AC and quality of air filters present. If the AC FAN=ON or on Auto. Depends on if windows have been opened. Depends on how often people are going into and out of the front door. Depends on if it has recently rained and the outside count would be very low. Copyright 2015 Certified Mold Free Corp. Page 234

235 Indoor Vs Outdoor Variation Other factors that impact indoor to outdoor ratios o o o Season and geography. Cleanliness of the indoor space is carpet or not. Depends on Location: If the building is on the ocean and there is an ocean breeze you may have zero outdoor mold spores. If the remediation work does not include cleaning the AC you may have massive indoor mold in the air but the work area (before removing containment) may be perfect. If the remediation work does not include cleaning the AC you may have massive indoor mold in the air but the work area (before removing containment) may be perfect. Copyright 2015 Certified Mold Free Corp. Page 235

236 Re-occupancy Criteria Copyright 2013 Certified Mold Free Corp. Page 236

237 Re-occupancy Criteria Air contains a varying mixture of molds. Not a single entity. Some molds are allergenic. Some molds contain high levels of toxins. Human sensitivity and response varies to both toxins and allergens. Micro-particles from mold invisible to testing. Mold toxin laden dust invisible to spore testing. No simple numerical thresholds, cut offs or indoor vs outdoor ratios can be used to determine if mold is elevated or not elevated. Mold sensitive individuals will always need much cleaner indoor air than those not sensitive. Copyright 2015 Certified Mold Free Corp. Page 237

238 Limitations of Clearance Sampling Clearance air sampling often does not produce complete and/or useful results because o There is no dose/response information relating to mold air testing data. o Human sensitivity to airborne contaminants varies and therefore test results do not necessarily confirm whether remediation work has been successful in any particular case. o Micro-particles from mold, containing mold toxins and glucans, are not be detected by current spore trap air sampling/ testing methods. Copyright 2015 Certified Mold Free Corp. Page 238

239 Judging Remediation Effectiveness More Than Sampling The ability of sensitive people to occupy or re-occupy the space without health complaints, physical discomfort or annoying smells is a key factor in judging Remediation effectiveness. Copyright 2015 Certified Mold Free Corp. Page 239

240 Air Sampling: No Immediate Feedback Air samples requires lab analysis. No immediate feedback! Dust (surface) samples requires lab analysis. Before taking air samples (spending money and waiting for analysis) for lab analysis make sure odors gone, settled dust gone; moisture problems gone. Technique for taking a lift tape of surface mold with a flexible clear plastic slide. Copyright 2015 Certified Mold Free Corp. Page 240

241 Judging Remediation Effectiveness More Than Sampling Visual and/or White Glove surface inspection for dusts. Immediate feedback! Visual inspection of clean AC, ducts & plenum interiors. Immediate feedback! No mold odor. Immediate feedback! These should both be part of post remediation clearance also known as PRV (Post Remediation Verification) which will always include taking air (spore trap) samples. Copyright 2015 Certified Mold Free Corp. Page 241

242 Judging Remediation Effectiveness More Than Sampling PRV includes pictorial documentation that containments were used. PRV includes pictorial documentation that all the mold and water damage problems identified in the protocol or quote were taken care of thoroughly leaving the identified remediation areas as new. PRV includes documentation that the water source has been identified and fixed (not necessarily fixed by mold contractor.) Copyright 2015 Certified Mold Free Corp. Page 242

243 Review Questions 1. It is generally preferable to use scientific testing methods rather than relying on visual inspection to determine that remediation work has been effective. a. True b. False (Best to use both). 2. Cleaning remediated surfaces with bleach and painting with white mold-inhibiting encapsulant can eliminate the need for post remediation surface testing. a. True b. False 3. Remediation work is effective when... a. people can occupy or re-occupy the space. b. sensitive people can occupy or re-occupy the space without health complaints, physical discomfort or annoying smells. c. the occupants are convinced by lab tests that the space is clean. d. the space has been painted with white paint and looks clean. 4. Clearance air sampling often does not produce complete and/or useful results because: (check all that apply) a. micro-particles from mold, mold toxins and glucans are not be detected by current spore trap air sampling/ testing methods. b. laboratory facilities are slow and often return erroneous results. c. there is no dose/response information relating to air testing data. d. human sensitivity to airborne contaminants varies and therefore test results do not necessarily confirm whether remediation work has been successful in any particular case. Page 243

244 Review Questions 5. Test results from the remediation work area should be compared to test results from a reference area. a. True b. False 6. Which of the following testing methods provides immediate feedback? (check all that apply) a. White Glove surface inspection b. Visual inspection of AC, ducts & plenum interiors c. Air sampling d. Dust (surface) sampling 7. Environmental test results should be interpreted according to official EPA numeric criteria. a. True b. False 8. When testing for contaminant levels after remediation work, the results from the work area should be (generally) lower in concentration than outdoor and reference area results a. True b. False 9. Test results from the remediation work area should show a similar distribution of fungal species as outdoor and reference area. a. True b. False c. Depends if doors or windows open. 10. A dirty room will only have a high mold spore count if there is active mold growth. a. True b. False 11. Mold contaminated air handlers, ducts or AC plenums will always irritate sensitive occupants even if there is no measurable active mold growth detectable by spore sampling. a. True b. False Page 244

245 Answer Key 1. b 2. a 3. b (sensitive people) 4. a, c, d 5. A (not necessarily compare to outside air. Compare to known clean area preferred.) 6. a, b 7. b 8. a (the key word here is generally ) 9. c 10. b 11. a (Sure, because mold fragments could be released and not just mold spores. Fragments are not detectable by spore trap testing.) Page 245

246 EMLabs on Post Remediation Testing There are currently no standards and guidelines regarding results of fungal air samples. It is not very likely to have such standards and guidelines in the near future. Airborne fungi may change according to spatial and temporal variations. Without standards and guidelines, current approach to the interpretation of results of fungal air samples relies on comparisons of indoor vs. outdoor results and complaint vs. non-complaint area results. Copyright 2015 Certified Mold Free Corp. Page 246

247 EMLabs on Post Remediation Testing Compare total concentrations from indoors, outdoors, complaint, and non-complaint areas. In general, indoor concentrations should be lower than that of outdoors. However, this may not always be consistent. Residential buildings, warehouses, schools and buildings with many entrances and openable windows, and buildings with HVAC systems with no filtration may have airborne fungal levels higher than or as high as that of outdoors. Results of noncomplaint areas should consistently be lower than that of complaint areas. Copyright 2015 Certified Mold Free Corp. Page 247

248 EMLabs on Post Remediation Testing Compare fungal types and species, indoors v. outdoors and complaint v. non-complaint areas. Fungal types and species from indoors and outdoors and complaint and non-complaint areas should be generally similar. (Whatever generally means.) However, in a large building, such as a convention center or a 30-story office building, indoor fungal types and species may not always reflect what are outdoors because of air dilution due to large air spaces in these buildings. In an airtight and mechanically ventilated building, indoor fungal types and species may be a collection of outdoor fungi over several days. Copyright 2015 Certified Mold Free Corp. Page 248

249 EMLabs on Post Remediation Testing Look for marker or signature fungi. Some fungi, if detected indoors, are very likely associated with water damage. They are: Most Aspergillus and Penicillium species, Stachybotrys, and Chaetomium. [List edited] Keep in mind that these fungi may also come from outdoors. Cladosporium species are common outdoors, however, they grow well indoors in fiberglass insulation or on surfaces in high relative humidity conditions with occasional condensation. Copyright 2015 Certified Mold Free Corp. Page 249

250 EMLabs on Post Remediation Testing Consider seasonal effects of airborne fungi. Indoor fungal growth may become dormant during winter heating season unless there is persistent leaks or water sources to sustain the growth. Therefore, low airborne fungal levels in winter do not suggest a clean or healthy environment. Relate and correlate complaints, field observations, and laboratory results to determine if fungal contamination and growth occurs in the building or complaint area or not. Remember moisture and water are the critical factor in indoor fungal growth. If there is fungal growth, there must be moisture or water problems nearby. Copyright 2015 Certified Mold Free Corp. Page 250

251 EMLabs on Post Remediation Testing Basidiomycetes (Basiospores), when identified in air samples, are likely to come from outdoors (mushrooms). However, basidiomycetes may grow on indoor wood products causing wood decay if there is a prolonged water and moisture-related problem. Look into the possibility if the samples are collected from an old, wood-structured building with a known water damage history. When you see Basidiospores in the indoor air sample (from outdoor mushrooms) in almost all cases the doors or windows were open and/or the AC s filtration system is not working well. Copyright 2015 Certified Mold Free Corp. Page 251

252 EMLabs on Air Sampling Techniques When taking spore trap samples, total air volume between L is suggested [to improve accuracy and reproducibility]. Dirty and dusty air, such as in a remediation containment area or in a composting facility, lower air volume (50-75 L) is recommended. Lower air volume is fine if you expect high levels of spores. This EMLabs advice was written up in Note that newer low volume air sampling cassettes require less volume or air. The accuracy or reproducibility of air sampling is also affected by the lab doing the analysis. Some labs read 100% of the trace while others read 25% and multiply by 4. Copyright 2015 Certified Mold Free Corp. Page 252

253 Always Keep in Mind! Post remediation air sample test results should in general be lower in concentration and much lower in indoor water damage indicators (molds that grow inside after water damage) than outdoor levels. How much lower depends on the type of AC and air filters present. Depends on season and geography. Also how clean the indoor space is carpet or not. Depends if there is mold growing inside the AC and/or ducting. Copyright 2015 Certified Mold Free Corp. Page 253

254 Mold Sensitivity Issues Understand that clean enough for re-occupancy depends on the sensitivity of occupants. Indoor mold growth same exact types and amounts of molds as outdoors is much more irritating to sensitive occupants than outdoor mold because indoor mold generally has a much higher percent of fresh/ viable spores that are much more allergenic than dead spores. Therefore similar levels indoor to outdoor can be irritating when someone is inside the home or office but fine outside. Copyright 2015 Certified Mold Free Corp. Page 254

255 Mold Sensitivity Issues Mold growth in the AC or ducting will be subjected to high rates of air flow. This can cause the mold to break down into microparticles that are invisible to mold spore testing but are more irritating and/or toxic to sensitive occupants than the large mold spores as the spore fragments are respirable. That is they get lodged into the small sacs inside the lung and take longer for the body to clean them out. Copyright 2015 Certified Mold Free Corp. Page 255

256 False Positives A dirty house will always have a high mold spore count, but there may be no active growth. Hidden mold in a dirty AC or ducting can result in high mold spore counts even if the remediation work was perfect. Copyright 2015 Certified Mold Free Corp. Page 256

257 Post Remediation Verification More than Air Sampling Interpreting post remediation test results can be complex. Hard to prove the job was well done only by air sample results. But Post Remediation Verification (PRV) is more than taking a few air samples. PRV in addition to taking air samples includes: Documentation that the remediation work was done under containment. Documentation that the mold problem was completely remediated (even if the extent of mold was found to be more than in the protocol) as determined when the walls were opened. Making sure water sources is fixed. Documentation of clean wall cavities prior to closing up. Copyright 2015 Certified Mold Free Corp. Page 257

258 Post Remediation Verification Review Questions 1. Mold contaminated materials can release a large amount of non-spore fungal fragments in addition to mold spores. Can these be detected by air sampling (spore traps)? a. No b. Yes 2. When subjected to moving air, mold in the AC and/or ducting have been shown to release a much higher concentration of fungal micro-fragments than spores. The fungal cell walls fragments contain glucans. What can be said about glucans? a. can be detected by standard mold spore sampling. b. are allergenic. c. are toxic d. all of the above 3. Interpreting post remediation test results can be complex. Sometimes it is hard to prove the job was well done by air sample results alone. a. True b. False 4. Dirty AC or ducting can result in elevated mold spore counts even if the remediation work was perfect. a. True b. False 5. There should be more to Post Remediation Verification than air sampling. What should be documented? a. Use of containment b. Mold was completely remediated and water source fixed. c. Pictures of clean wall cavities before they are closed up. Copyright 2015 Certified Mold Free Corp. Page 258

259 Answer Key 1. a (spore traps only see spores and do not see tiny spore fragments) 2. b 3. a 4. a 5. a, b, c Copyright 2015 Certified Mold Free Corp. Page 259

260 Section 7 EPA/OSHA Mold Standards Where they Need Expansion or Modification Page 260

261 Objectives of Section 7 In Section 7 we review several key EPA/OSHA concepts and look at several important areas where EPA/OSHA guidelines need to be expanded when work is being performed by a Professional Mold Contractor (not by Facility Managers which is what the EPA/OSHA recommendations were developed for.) At the conclusion of Section 7, in contradiction to EPA understand that: o Large jobs as defined by EPA may be better worked and less expensive using multiple limited containments rather than full containments with walk in decontamination chambers. o Even the smallest jobs should be done under containment even when less than 10 sq ft. o Air sampling both before and after remediation is often necessary and not optional. Page 261

262 EPA/OSHA: Find the Moisture Problem The EPA/OSHA mold assessment guidelines are based on determining the location of the mold growth by finding the moisture damage/ source. The duration, extent and source of the moisture will provide an indicator as to the extent of mold and whether Mold can be surface mold that may be cleaned or Mold has damaged materials and/or there is hidden mold inside of walls or ceilings and must be removed by substrate removal. Page 262

263 EPA/OSHA: Size of Problem The EPA/OSHA mold assessment guidelines are based on estimating the extent of mold growth in square feet of surface mold (both visible and hidden mold) and classifying as to size of problem (small, medium or large.) Once classified by size, the appropriate EPA /OSHA safety procedures suitable for the size of the mold remediation job can be recommended. Page 263

264 EPA/OSHA: Type of Containment We have found that it almost always makes sense to break down the remediation task into smaller containments so that one does not to build full containments with air locks (see EPA/OSHA containment definitions). Building full containments with air locks almost never makes sense. Multiple small containments exhausting outside are cheaper and typically work much better than more complex large scale (asbestos style) containments that are really only suitable for hospital or other super critical areas. Page 264

265 Remediation or Routine Maintenance? As the EPA states, such size (extent) classifications can generally be made without testing but oftentimes may require intrusive inspection such as: o Lifting carpet or removing baseboard or cabinet toe kicks o Opening AC systems and/or removing AC supply grills to inspect ducting. Once the size classification is made, the mold assessor s job is not finished until they make their recommendation... can the work be handled as routine maintenance or does a professional need to be called in? Page 265

266 Even Small Jobs Can Release Large Amounts of Mold The EPA/OSHA guidelines (and FL mold law) permit routine maintenance for any job under 10 sq feet of mold coverage. Heavy mold growth can consist of hundreds of millions of mold spores per square inch of mold. Very large quantities of mold spores can be released during mold removal work (even when there is only relatively small amount of mold growth) potentially causing reactions in both workers and occupants. Studies have shown that the spore count inside a containment often goes up 10,000 x during remediation. Best to use containments. Page 266

267 Sensitive Occupants & Routine Maintenance When mold removal is performed by routine maintenance (without environmental controls) there is no procedure to protect mold sensitive occupants from the release of mold spores and contaminated construction dusts which almost always occur during the removal of mold contaminated materials. Cleaning the contaminated environment can cost 100x or more than the cost to set up a limited (simple) containment. So don t take the risk! Always use a containment. Page 267

268 How Would You Know Who is Mold Sensitive and Who is Not? Nowadays, many occupants are considered mold sensitive including children, the elderly, persons with organ transplants or with HIV. Impossible to rule out that occupants or future occupants are or will be mold sensitive. We therefore recommend that precautions be taken to protect occupants from construction dusts resulting from mold remediation even for the smallest size jobs. For the mold professional, as one can never know if sensitive people will be involved, go beyond EPA and ALWAYS USE A CONTAINMENT EVEN FOR SMALL JOBS. Page 268

269 Protect Sensitive Occupants When immune compromised individuals are present or may be present (in our opinion always) the EPA recommends that Chlorine bleach we used to sterilize an area. Strong bleach removes mold by disintegration and destroys both mold allergens and toxins. Our firm uses strong bleach to remove surface mold on drywall that is not heavily water damaged and must be discarded. Our firm also uses bleach to clean up moldy structural wood rather than sanding. Page 269

270 Avoiding Post Remediation Surface Sampling Our firm paints bleach treated wood and drywall with Zinsser 123 primer that includes a mold inhibitor. This practice avoids having to do post remediation surface sampling. Note that mold contaminated drywall is typically removed and replaced with new and not bleached but light surface mold on drywall may be treated if this will restore drywall to good as new. We follow drywall bleaching by painting with mold inhibiting paint. Note that Kilz (the standard Kilz product) does not kill mold. It does not contain a mold inhibitor. Kilz is a stain killer and not a mold killer. Page 270

271 EPA Does Not Recommend Testing Visual assessment of the mold and water event is what the EPA recommends when estimating the location and size of the mold problem in order to categorize as small, medium or large. The EPA is correct that air or surface sampling is not typically necessary in order to determine the extent of mold for the purpose of categorizing the size of the problem as a basis for recommending appropriate environmental controls for the remediation work. But for the mold assessor professional there are more issues of concern than simply categorizing the size of the problem. Testing is generally useful both before and after remediation. Page 271

272 Air Sampling to Complement a Visual Inspection While the visual mold/ moisture assessment is the center piece of the EPA/OSHA mold assessment, it is always good practice for the mold professional to take a few initial air samples to complement a visual inspection. o o These samples are not necessarily to find hidden mold in walls which is hard to do with only a few samples and without opening hidden suspect areas. They are not to determine the type of mold or if there is so called toxic mold. Defect in AC ducting insulation that led to contaminated ductwork. Page 272

273 Mold assessor professionals will always want to take a few initial air samples to complement a visual inspection because: o o o o Initial Air Sampling Should Complement a Visual Inspection Pre-remediation testing (also called base line or initial testing) provides important information as to the extent of pre-existing mold contamination in the air and/or settled dust. An assessor uses this information to recommend which areas outside the proposed work areas may need cleaning; As well to determine the amount of cleaning that may be required to restore the facility to mold-free (Not Elevated) status. And last but not least, many or most clients expect a mold assessment to include sampling and will pay for it! Page 273

274 Air Sampling Should Complement a Visual Inspection Pre-remediation air sampling while the AC is running can also indicate if the AC unit and/or ducting are mold contaminated. Assessing or remediating the AC system may be outside the client s idea of the scope of work which typically may call for remediation of a specific water damaged and moldy area of the house or office. Nevertheless, if the AC system is mold contaminated the recommendation to clean/ remediate AC and/or ducting should be presented to the client in order to assure that post remediation mold assessment provides a clearance of living space and not only the remediation area. Page 274

275 Initial Air Sampling Can Help Detect Hidden Mold in the AC and/or Ducting It is critical that the AC and ducting be flagged if they are mold contaminated and this issue addressed in the assessment, as a mold contaminated AC and/or ducting may cause post remediation air sampling to fail even if the remediation work (i.e. removing and replacing some damaged drywall) itself was perfect. The client may not wish to address this issue. It may be beyond the scope of work, but in such a case there should be a disclaimer in a mold remediation work proposal that post remediation testing of the indoor air may fail due to AC/ducting related contamination. Page 275

276 Testing Inside the Containment is Not Sufficient Post remediation testing inside a containment may be suitable for asbestos work but is not sufficient for mold work. Upon conclusion of the mold remediation work the home s indoor air should be tested to see if it comes back Not Elevated. Testing inside the containment will not give the client this information. If there is dirty or old carpet, excessive clutter, and/or dirty AC or ducting, or mold growth on content, post remediation test results may be elevated even if the remediation work was perfect. Page 276

277 Issues with Limited Scope of Mold Remediation Work To reduce costs (bid price), the mold remediation work may propose to deal with only removal and replacement of water damaged and/or moldy structural materials but perform no cleaning outside the containment area, and as a result the indoor environment may have Elevated Mold not due in any respect to problems with the mold remediation job. Nevertheless, the client needs to be advised if there is elevated mold in the living space upon conclusion of the remediation work. Here is where the results of baseline initial testing can be very useful. Page 277

278 Suggested Work Disclaimers Some home or offices are dusty, have old/or dirty carpets or old/dirty AC and/or ducting, or moldy content but the scope of the remediation work is limited to remediation of specific areas of drywall (does not include overall cleaning which can be very expensive). In such a case, the mold assessment report/ protocol and subsequent mold remediation work proposal needs a disclaimer that removing and replacing the moldy drywall per scope of work may not leave the home free of elevated mold in the indoor air and; Additional cleaning may be necessary (by the client?) Page 278

279 Testing Inside the Containment It is true that post remediation testing inside the containment can keep things simple so that one does not have to deal with a dirty house or AC issues. And a mold assessor and/or remediator can usually trick the client that the house is fine by doing post remediation testing inside the containment only. But in our experience it is always best to let the client know if the home or office indoor air is Elevated or Not Elevated after remediation. This can only be done when post remediation testing is performed outside the containment. Page 279

280 Post Remediation Air Scrubbing Our firm wants to avoid leaving the job site with Elevated indoor mold in the air even if the scope of work does not include overall cleaning (which it rarely does due to high cost). In order to leave the overall home with Not Elevated indoor air after mold remediation, our policy as part of every mold remediation, is to include two or three days of air scrubbing the entire house after remediation to ensure that the entire house passes post remediation inspection. Page 280

281 Containment Taken Down After Job Our firm always takes down the containment after the remediation work so that air scrubbers can scrub the entire how and so that post remediation testing is done (48 hours later) on the living space and not simply the contained remediation area. This is not the procedure used for asbestos but is appropriate for mold. Mold assessors often recommend that containments remain up until they can come back and verify that the mold is gone in order to attempt to make an additional fee. However unless the job is massive this practice may have the reverse affect and result in no post remediation testing work due to fund limitations. Page 281

282 Post Remediation Air Scrubbing This may require multiple air scrubbing machines depending on the extent of dust or size of house. This may require the home owner moving the air scrubbers around during this period or coming back to move units around if the home is not occupied. And/or may require the home owner do some additional cleaning while the scrubbers are there (which they will usually be happy to do if they are mold sensitive and sick from indoor mold.) Post remediation air scrubbing and post remediation testing go beyond EPA/OSHA but should be standard operating procedure for all mold professionals. Page 282

283 What You Should Have Learned in Section 8 Large jobs as defined by EPA may be better worked and less expensive using multiple limited containments rather than full containments with walk in decontamination chambers. Even the smallest jobs should be done under containment even when less than 10 sq ft because you never know if current or future occupants are mold sensitive people. Post remediation air sampling is necessary and not optional for the Mold Professional to prove that the home was not left contaminated by the mold remediation work. Page 283

284 What You Should Have Learned in Section 8 We recommend pre-remediation air sampling to obtain a baseline as to the amount of pre-existing mold in the air. Testing the remediated home outside the containment is recommended. Best to leave the entire living or work space free of mold. Best to spot check the entire living space after mold remediation work to make sure indoor air is not left contaminated. Page 284

285 Review Questions 1. Post remediation air scrubbing and post remediation testing go beyond EPA/OSHA but should be standard operating procedure for all mold professionals. a. No b. Yes 2. The best and safest way to remediate large jobs is to closely follow EPA recommendations for setting up environmental controls. a. No b. Yes 3. Florida Mold Law and EPA agree that small jobs under 10 sq feet can be safely and legally remediated without setting up environmental controls. a. True b. False 4. Best to do post remediation testing inside the containment with the air scrubber running so that test results always pass. a. True b. False Copyright 2013 Certified Mold Free Corp. Page 285

286 Answer Key 1. b 2. a. Multiple small containments are sually better than setting up large walk in containments with air locks. 3. a. True that s what they say. But don t do it! Always set up containments. 4. b. Best to leave the house clean and safe even for sensitive occupants. This means post remediation testing outside the containment. Copyright 2015 Certified Mold Free Corp. Page 286

287 Chapter 8: Chemical-Free Mold Remediation Techniques Fogging/ sanitizing Flex Duct with bleach after cleaning mold and dust from the inner lining. Copyright 2015 Certified Mold Free Corp. Page 287

288 Objectives of Chapter 8 In Chapter 8 we explain the ins and outs of mold remediation. Remediation is removing mold and not just spraying chemicals on it to kill it and leave it in place. At the conclusion of Chapter 8 you will be able to: o Explain important mold remediation terms. o Answer the question Is remediation necessary? o Understand the principles behind building simple containments to seal off the work area. o Describe the essentials of chemical-free mold remediation procedures. o Understand the basics of Contents Cleaning & remediation of HVAC systems and components. o Perform air cleaning (air scrubbing). Copyright 2015 Certified Mold Free Corp. Page 288

289 EPA/OSHA Guidelines Water Damaged Content The EPA/OSHA mold remediation guidelines provide detailed tables as to the best way to remediate water damaged content. What can be cleaned. What must be discarded. Etc. These are practical/ common sense recommendations and as applicable today as they were 15 years ago when these guidelines were written. Copyright 2015 Certified Mold Free Corp. Page 289

290 Categorize Building Contents EPA guidelines require that one categorize content: Water damaged and/or visibly moldy items. Porous and semi-porous material items. Items that are non-porous Copyright 2015 Certified Mold Free Corp. Page 290

291 Isolate/ Dispose Set up containment. Isolate contaminated contents and areas from unaffected contents and areas. Dispose of water damaged and/or moldy items than cannot be cleaned. Cover all furniture inside of containments with painters film (0.31 mil) prior to remediation. Cover flooring as appropriate. Copyright 2015 Certified Mold Free Corp. Page 291

292 Black Water In the case of a black water problem, contents that have not either: o o Actually come in contact with contaminated water; OR Are exposed to/covered with spores or bacteria due to improper used of air movers Such contents do not need remediation Copyright 2015 Certified Mold Free Corp. Page 292

293 Move and Clean Contents Move easy to carry items to clean, dry, and secure area. o o o HEPA vacuum and damp wipe with disinfectant as appropriate If moving off-site, be sure to use clean, dry storage containers. If storage is during humid season, we recommend air conditioned storage. Non-moveable items Wrap with polyethylene After remediation: Remove poly and HEPA vacuum and damp wipe with disinfectant as appropriate. Copyright 2015 Certified Mold Free Corp. Page 293

294 Porous Contents without Mold Porous contents without mold growth but exposed to Elevated Settled Spores are typically restorable. HEPA vacuuming will remove settled spores Air washing using an electric leaf blower with air scrubbers running can work well. Laundry or dry cleaning or steam cleaning clothes will clean clothes of settled spores. The EPA provides detailed tables & guidelines for saving/discarding many types of porous contents, but the simple advice listed above pretty much sums it up. Copyright 2015 Certified Mold Free Corp. Page 294

295 Porous Contents With Mold Porous contents with Actual Mold Growth are usually unrestorable, based on material composition. Examples: o o o o o Stuffed animals Rugs & Carpeting Fabric couches Chairs Mattresses & pillows & Covers Copyright 2015 Certified Mold Free Corp. Page 295

296 Porous Contents With Mold Growth Porous content with Actual Mold Growth is usually unrestorable, but that does not mean never restorable. Certainly HEPA vac will not restore. (Why not? Because only removes surface mold.) Dry cleaning, spot cleaning or steam cleaning may work. Keep in mind that inexpensive carpet usually costs more to restore than to replace. Copyright 2015 Certified Mold Free Corp. Page 296

297 EPA Porous Contents Table 1: Water Damage - Cleanup and Mold Prevention from EPA Publication: "Mold Remediation in Schools and Commercial Buildings" Water-Damaged Material Guidelines for Response to Clean Water Damage within Hours to Prevent Mold Growth* Actions Books and papers For non-valuable items, discard books and papers. Photocopy valuable/important items, discard originals. Freeze (in frost-free freezer or meat locker) or freeze-dry. Carpet and backing dry within hours Remove water with water extraction vacuum. Reduce ambient humidity levels with dehumidifier. Accelerate drying process with fans. Upholstered furniture Remove water with water extraction vacuum. Accelerate drying process with dehumidifiers, fans, and/or heaters. May be difficult to completely dry within 48 hours. If the piece is valuable, you may wish to consult a restoration/water damage professional who specializes in furniture. Window drapes Follow laundering or cleaning instructions recommended by the manufacturer. Copyright 2015 Certified Mold Free Corp. Page 297

298 Contaminated Building Contents Dry Quickly Microbial growth Copyright 2015 Certified Mold Free Corp. Page 298

299 Porous Contents - Carpet Gray or Black Water : Recommend to Discard o What about 5 square feet of $50/yard carpet? Try to clean! Clean water: o Since clean water will turn to gray water after a few days, because of accumulated dirt in the carpet, discard carpet if not properly dried immediately after water event. Copyright 2015 Certified Mold Free Corp. Page 299

300 Porous Contents Pressed Wood (Wood composites) & Fabric furniture If Elevated Spores: Clean (HEPA Vac, Steam Clean, Dry Clean) If Active Growth: Recommend to Discard Copyright 2015 Certified Mold Free Corp. Page 300

301 Porous Contents Exceptions to Rules Can you or should you always throw away furniture with a little mold on it? What if the person is not sensitive to mold? What if it there is some mold on fabric furniture on a patio? What if the furniture is in a water front vacation cottage that has the windows open when occupied? There may always be exceptions to the EPA recommendations/ rules. Judgment is required. Copyright 2015 Certified Mold Free Corp. Page 301

302 Porous Contents: Clothes If Elevated Spores: Clean (Laundry, Dry Clean). If Active Mold Growth: Typically cannot be restored due to staining or physical damage Copyright 2015 Certified Mold Free Corp. Page 302

303 Porous Contents: Books Books: Depends on value. Microwave can kill mold. Elevated Spores can be cleaned by air washing/hepa vacuuming/freeze Dry. Copyright 2015 Certified Mold Free Corp. Page 303

304 Semi-Porous Contents Semi-porous items (such as pressed wood) that are primarily organic can absorb moisture and are susceptible to microbial growth. Semi-Porous with Elevated Settled Spores are usually restorable. Semi-Porous with Active Mold Growth are usually unrestorable unless mold growth is in a readily removable bio-film on the surface of the item; or If there is a practical means for mold removal. Copyright 2015 Certified Mold Free Corp. Page 304

305 Semi-Porous Contents Base board and cabinets can either be made of wood or pressed wood. Wood is usually restorable with bleach and sealing with Zinsser 123. Pressed wood, often is not restorable. Copyright 2015 Certified Mold Free Corp. Page 305

306 Semi-Porous Contents Furring strips on outside walls should be bleached and then painted with Zinsser 123. Take a picture before installing insulation and new drywall. Copyright 2015 Certified Mold Free Corp. Page 306

307 EPA Materials Table 1: Water Damage - Cleanup and Mold Prevention from EPA Publication "Mold Remediation in Schools and Commercial Buildings Guidelines for Response to Clean Water Damage within Hours to Prevent Mold Growth* Water-Damaged Material Actions Hard surface, porous flooring (Linoleum, ceramic tile, vinyl) Vacuum or damp wipe with water and mild detergent and allow to dry; scrub if necessary. Check to make sure underflooring is dry; dry underflooring if necessary. Non-porous, hard surfaces (Plastics, metals) Vacuum or damp wipe with water and mild detergent and allow to dry; scrub if necessary. Wood surfaces Remove moisture immediately and use dehumidifiers, gentle heat, and fans for drying. (Use caution when applying heat to hardwood floors.) Treated or finished wood surfaces may be cleaned with mild detergent and clean water [we recommend bleach] and allowed to dry. Wet paneling should be pried away from wall for drying [or discarding.] Copyright 2015 Certified Mold Free Corp. Page 307

308 Non-Porous Contents Hard woods can be cleaned of mod growth with soap and water [or Lysol]. Non-Porous (Hard) with Elevated Settled Spores are restorable. Non-Porous (Hard) with Active Mold Growth are usually restorable, and can be cleaned using appropriate methods, or HEPA vac d if dry, based on material composition. Copyright 2015 Certified Mold Free Corp. Page 308

309 Structural Materials How do you sand down here? Roof Damage: Structural wood (trusses and ceiling) in attic covered with white Penicillium mold. Sand? HEPA vacuum? Bleach? Encapsulate? Cost to remediate? Cost to test? Copyright 2015 Certified Mold Free Corp. Page 309

310 Structural Materials Consider: Bleach/ Encapsulation vs. Sanding/Vacuuming recommended by IICRC Fewer micro-particles Much lower cost Mold inhibitor in white encapsulant keeps mold from returning Clearance certification very simple, and involves no surface testing, just pictures of final painted white surface Copyright 2015 Certified Mold Free Corp. Page 310

311 EPA: Bleach Fact Sheet Sanitizer/Disinfectant - Because bleach is effective against a wide range of bacteria, fungi, and viruses, EPA has registered sodium hypochlorite for use in the sanitization & disinfection of household premises, food processing plants, and agricultural settings. Bleach is also used in animal facilities, hospitals, and human drinking water supplies. Laundry Additive - Most commonly, bleach is known for its use as a laundry additive, where it is an effective disinfecting and sanitizing agent for fabrics and/or laundry water Copyright 2015 Certified Mold Free Corp. Page 311

312 Bleach Fact Sheet Our firm use only bleach, soap and water or household disinfectants such as Lysol for mold remediation. For removing mold from structural wood inside wall cavities and attics we use strong bleach. Bleach does not leave a residue that keeps on killing. That is what we are looking for! Biocides used by professional mold contractors claim to be better than bleach because they keep on killing while bleach does not. That s exactly the opposite of what we are looking for. We do not want to use chemicals that leave a residue that keeps on killing. Copyright 2015 Certified Mold Free Corp. Page 312

313 Keeping Mold From Returning We want to keep mold from returning because the water source has been fixed. We want to keep mold from returning by: o Using mold resistant drywall. o Painting new drywall using mold inhibiting primer such as Zinsser 123. o Hanging drywall off of the floor. By recommending that carpet or laminate on the first floor where there is seepage is replaced by tile. Making sure the AC and ducting are clean and not spreading mold throughout the house. Copyright 2015 Certified Mold Free Corp. Page 313

314 Kill vs. Remove Non-bleach based chemicals used by many professional remediators will kill mold but do not kill or remove allergens or toxins. Strong bleach removes mold, mold toxins and mold allergens by disintegration. As a result the surface is clean. Soap and water followed by rinsing can do a very good job with removing (cleaning) mold from hard surfaces. But not a good choice for cleaning structural wood as this requires rinsing while bleach does not. As we recommended painting/sealing structural wood after remediation a soap film on the wood is not something you want. Copyright 2015 Certified Mold Free Corp. Page 314

315 Biocides The chemicals used by mold remediators to kill mold are called biocides. Most biocides used by mold remediators are designed to kill bacteria and not mold. Such agents generally will only kill the top layer of mold growth if mold growth is heavy. These biocides leave behind some dead mold but do not kill or remove mold spores, glucans, insect parts, mycotoxins, & can leave behind chemical residues. Cleaning is what we want. Cleaning means removal and not just killing. Copyright 2015 Certified Mold Free Corp. Page 315

316 Biocide Residues NO WAY Many biocides are designed to leave a residue/film and keep on killing. Is that what we want? No way! We recommend that only household cleaners such as soap and water be used on contents, materials or surfaces when bleach is not appropriate due to its harsh nature. Emphasis should be on cleaning to remove contaminants not simply killing. Soap & water cleans by removing during the rinse. Strong bleach removes by disintegrating the mold and does not require rinsing. Copyright 2015 Certified Mold Free Corp. Page 316

317 Contaminated Structural Materials Dry Ice Blasting: Not Recommended Will cause suffocation if used in confined spaces. Does not require biocide use. But what about the spread of microparticles from the blasting? Spreads them! What about cell wall particles? Glucans? Spreads them! Copyright 2015 Certified Mold Free Corp. Page 317

318 Contaminated Structural Materials Baking Soda Blasting: Not Recommended Does not require biocide use. But clean up is costly. But what about the spread of microparticles from the blasting? Spreads them What about cell wall particles? Glucans? Spreads them! Copyright 2015 Certified Mold Free Corp. Page 318

319 Remediation Protocol Define the scope of work. Think about how best to minimize worker discomfort and maximize efficiency. Phase the work so that hot spots are handled first with higher levels of worker protection, and then more comfortable working conditions with lower levels of levels of protection follow. Consider the use of pre-cleaning. Consider local containment around hot spots Copyright 2015 Certified Mold Free Corp. Page 319

320 Limitations of Remediation Protocol A remediation protocol prepared before the walls are opened is rarely accurate. Until the walls are opened, one may not be able to determine: o o o the extent of hidden mold. the source of the moisture/water or if the water problem has been fixed. the type and extent of wall insulation material. Best to point the mold remediation contractor in the right direction with a general protocol. Copyright 2015 Certified Mold Free Corp. Page 320

321 Remediation Protocol Best to point the mold remediation contractor in the right direction and then have protocol state: o Upon opening walls, remediate to the extent required to eliminate all mold and water damage in the area. o Small jobs: Protocol should state that remediation contactor must take pictures of open wall cavities before closing up and that mold assessor will review such documentation at the time of post remediation assessment. o Large jobs: Most assessor should be called in before rebuild to document that the remediation work has eliminated all the mold and has determined the source of the moisture. Copyright 2015 Certified Mold Free Corp. Page 321

322 Performing Remediation This area now looks pretty clean of mold growth Consider at what stage workers can remove their Tyveks and full face masks, and work in shorts and N95 masks. It s pretty funny that they are working without gloves, but otherwise full HazMat gear! Copyright 2015 Certified Mold Free Corp. Page 322

323 Expect Problems Be aware that one may find unexpected contamination or other problems when walls opened up. In older buildings, there may be asbestos in: o o o Wallboard joint compound Vinyl floor tile and mastic Insulation around pipes In older buildings, there may be lead-based paint In older buildings there may be rotted wood structural elements from termites or ants. Copyright 2015 Certified Mold Free Corp. Page 323

324 Equipment and Tools Consider axial fans ducted to the outside for negative air, rather than air scrubbers inside the containment. Axial fans are smaller, cheaper, and when ducted outside there is less chance of malfunction. And axials are much easier to keep clean than air scrubbers. Copyright 2015 Certified Mold Free Corp. Page 324

325 Equipment and Tools When ducted to outside, smells from rotted materials as well as smells from treatments such as bleach will be reduced. This is especially important when chemically sensitive occupants are involved. Consider using air scrubbers on the outside of the containment where they stay relatively clean. Using air scrubbers inside containments is costly as filters will constantly need replacement. Copyright 2015 Certified Mold Free Corp. Page 325

326 Principles of Remediation Occupant protection Worker protection Mold Removal & Chemical-Free Cleaning Copyright 2015 Certified Mold Free Corp. Page 326

327 Negative Air Pressure Differential Consider why this situation may not be the most cost effective approach. There are no contents in the room. In this case, it may be better to do the mold removal without any containments or air scrubbing equipment, and then clean later. Maybe better using unfiltered axial fan ducted outside rather than air scrubber to reduce the cost of changing out filters. Copyright 2015 Certified Mold Free Corp. Page 327

328 Theory of Containment We take issue with the basic concept of building containments taught by most mold remediation schools. The way remediation schools teach building containments for mold work is based on containments for asbestos work. For asbestos, you need to contain the problem area/work site to protect the workers, occupants and the environment. Copyright 2015 Certified Mold Free Corp. Page 328

329 Theory of Mold Containment For mold, you almost always take a different approach, because you do not have to protect the outdoor environment from mold. For mold, you typically build a containment so that the problem area is essentially outside. Build containment and connect problem area to outside via ducting through door or window. What you are actually doing is containing the nonproblem areas. Copyright 2015 Certified Mold Free Corp. Page 329

330 EPA Limited Containment Per EPA a Limited Containment is generally recommended for areas involving between 10 and 100 square feet of mold contamination. o Single layer 6 mil poly. (Is 6 mil really needed? NO) o Slit entry with cover flap. o Seal AC air grills if inside containment. o o Better yet, make containment small enough to not include any AC grills. Negative pressure, which can be a fan in an open window, axial fan, or air scrubber. Copyright 2015 Certified Mold Free Corp. Page 330

331 EPA Full Containment Per EPA Full Containment is generally recommended for areas involving over 100 square feet of mold contamination. o Double layer 6 mil poly for critical barriers. o Slit entry with cover flap. o Seal AC return air grills if inside containment o Negative pressure. o Airlock/decontamination chamber. Training provided in this course does not prepare the student for building EPA defined full containments or for working in any health care facilities or on job sites with asbestos or lead paint. Copyright 2015 Certified Mold Free Corp. Page 331

332 Full Containment In many, or perhaps most cases o o o Rather than build a Full Containment around a contaminated area, you can alternatively build one or more Limited Containments around the clean area. Connect the contaminated area to the outside. In so doing, avoid full containment issues and their costs. Consider targeting hot spots with higher level of containment and higher level of PPE and then relax criteria for less moldy area. Copyright 2015 Certified Mold Free Corp. Page 332

333 Critical Barriers Could air washing after the work is done have been a better approach than covering this equipment with plastic? If the work area had been properly contained do we need to seal equipment outside the work area? If the demolition will cause massive dust, perhaps such sealing is needed? Consider using less dusty demolition techniques. Copyright 2015 Certified Mold Free Corp. Page 333

334 Material Removal If the area is already grossly contaminated, does it make sense to wrap materials with double 6 mil bags because that was the procedure used to bag and discard asbestos containing materials? Copyright 2015 Certified Mold Free Corp. Page 334

335 Our Thoughts on Remediation Less Than 10 sq ft We recommend that a Limited Containment be set up for even the smallest remediation problems if dry wall is to be opened. This is easy to do with spring loaded poles such as Zip Poles This differs from EPA guidelines which says under 10 sq feet of mold does not need a containment. Since you do not necessarily know in advance if occupants are sensitive to mold best to take a little extra care. A mold professional should also do demolition with a containment that is ducted to the outside when possible. Copyright 2015 Certified Mold Free Corp. Page 335

336 Our Thoughts on Remediation Less Than 10 sq ft A system with spring loaded poles to hold the plastic sheeting for a containment takes less than 5 minutes to set up. It should not be air tight. We you use an axial fan to exhaust air outside, you must keep the containment loose otherwise it collapses. Building loose containments is vary fast and easy. Since building containments is so fast and easy always use them even when removing small amounts of drywall or wall paper. Copyright 2015 Certified Mold Free Corp. Page 336

337 Preparing for Remediation of Wall Paper Mold found behind wall paper, that may or may not also be found on the inside of the wall. o o o Check by cutting open wall. Mold behind wall paper may be extremely heavy. If proper procedures are not in place, do not remove wall paper. Copyright 2015 Certified Mold Free Corp. Page 337

338 Preparing for Remediation of Wall Paper Under containment barrier, peel back the wall paper, a little at a time. A powerful axial fan connected to the outside by Lay Flat ducting should be placed directly at the source where you peel back the paper. Lay flat ducting. Copyright 2015 Certified Mold Free Corp. Page 338

339 Preparing for Remediation of Wall Paper Spray the exposed mold on the back of the wall paper and on the drywall with bleach or disinfectant again with the neg air directly at the site where the spray hits the material. o Once the mold is wet, the spores will not be released to the air. o Remove the wall paper and bag inside the containment. Axial fan air mover. Copyright 2015 Certified Mold Free Corp. Page 339

340 Material Removal Some recommend bags be marked: MOLD CONTAMINATED MATERIALS DO NOT OPEN However, bags so marked may not be allowed in many dumps. Better to use clear or black colored bags and no markings. In Florida there are no issues regarding dumping mold contaminated debris in land fills. Copyright 2015 Certified Mold Free Corp. Page 340

341 Cleaning Surfaces You can usually tell if a surface is clean using a white glove/black glove test. Swiffer does a very good job telling you if a surface is clean. If there is no dust on the white Swiffer after mopping a floor or surface, then that floor is clean. Mold spores and dust particles settle out over time. BUT when you are working in an area, there will be a tendency for small mold spores and dust to become aerosolized. When that happens, you canno tell if the room is clean by looking at settled dust Copyright 2015 Certified Mold Free Corp. Page 341

342 Air Scrubbers Primary filter is a HEPA 99.97% efficient down to.3 micron. Secondary filter works to 1 micron. (We recommend that you use a better quality secondary filter perhaps Merv 13 to protect the expensive primary filter -- extending its lifetime.) Filters should be changed outside Air scrubbers only efficiently capture airborne contaminants a few feet from the input. Unless you have fans to circulate the air in a room to be cleaned (in a vortex pattern), or multiple air scrubbers, air scrubbers will not efficiently clean all the air in a room. Copyright 2015 Certified Mold Free Corp. Page 342

343 Air Cleaning Exhaust contaminated air to the outside during demolition using axial fans and not air scrubbers. Replace with clean air (dilution ventilation) Or after remediation use recirculating HEPA cleaners (air scrubbers) to clean inside air. Cleaning/filtering air before exhausting outside. When does this make sense. Almost never! Copyright 2015 Certified Mold Free Corp. Page 343

344 Air Cleaning Cont Mold in the settled dust will become re-suspended into the air during air cleaning, and will be an almost unlimited supply to continue to contaminate the air. Mold in settled dust must first be removed by damp mopping or using a Swiffer followed by air scrubbing, in order to clean the air of mold spores and fragments. Copyright 2015 Certified Mold Free Corp. Page 344

345 Air Cleaning Cont Before removing containment clean floor inside containment. Remove containment. Remove plastic covering on furniture. Set up air scrubbers in remediation area. Note that because there is always neg air running inside the containment during the remediation process the air inside the containment should be clean and free of mold upon completion of the remediation. Copyright 2015 Certified Mold Free Corp. Page 345

346 Containments / Testing At this point our firm documents the remediated area with pictures and then starts the rebuild. The containment is down. For 99% of the jobs there is no inspection before the containment is removed because this is generally deemed excessive. Copyright 2015 Certified Mold Free Corp. Page 346

347 Review 1. Sanding and then vacuuming mold on structural materials such as roof trusses or ceiling beams disperses fewer micro-particles into the air than bleaching and encapsulating. a. True b. False 2. Bleaching followed by encapsulation of structural materials is preferable to sanding or vacuuming because no testing is necessary for clearance certification. a. True b. False 3. Mold inhibitor in encapsulant material such as paint helps prevent mold from returning. a. True b. False 4. Sodium hypochlorite is certified by the EPA for use in the sanitization and disinfection of household premises, food processing plants, and agricultural settings, as well as animal facilities, hospitals, and human drinking water supplies. a. True b. False 5. Dry ice or baking soda blasting... a. is recommended for use in confined spaces. b. requires the use of biocides. c. spreads micro-particles. Copyright 2015 Certified Mold Free Corp. Page 347

348 Review 6. You can maximize efficiency and minimize worker discomfort by remediating the hot spots first, and then the remaining work can be performed with less PPE. a. True b. False 7. Detailed remediation specifications for each job should be prepared before opening the wall cavities. a. True b. False 8. Remediation problems could be encountered in older buildings, which may have: (check all that apply) a. hidden or unexpected contamination. b. lead-based paint. c. asbestos. d. plastic plumbing fixtures. e. loose floor boards or ceiling tiles. 9. In the case of a black water problem, contents quickly removed from the problem area require remediation only if they have actually come in contact with contaminated water. a. True b. False 10. Axial fans ducted to the outside are a better approach than using air scrubbers inside a containment area because axial fans are easier to keep clean, there is less chance of malfunction, and they reduce smells in the containment area. But cost more than using air scrubbers. a. True b. False Copyright 2015 Certified Mold Free Corp. Page 348

349 Review 11. Match the type of building contents with the recommended remediation procedure: a. Easy to carry items 1. HEPA vacuum or damp wipe, and then store in a clean, dry storage container. b. Non-moveable items 2. Move to clean, dry, secure area and HEPA vacuum or damp wipe if needed. c. Items moved off-site 3. HEPA vacuum or damp wipe, and then wrap with polyethylene. 12. What is the best order for treating mold found behind wall paper? (indicate numerical order in boxes) a. Peel back wallpaper a little at a time. b. Spray the exposed mold with bleach or disinfectant, with the neg air directly at the site where the spray hits the material. c. Place a 12 inch duct connected to a 2000 cfm axial fan (exhausted to the outside) directly at the source where you peel back the paper. d. Build containment barrier. 13. Remediators working in older builders must be EPA certified for lead paint expertise. What is the cut off year of the buildings? a b. Before 1978 c. Before 1975 Copyright 2015 Certified Mold Free Corp. Page 349

350 Answers 1. b 2. a 3. a 4. a 5. c 6. a 7. b 8. a, b, c 9. a 10. b (better approach but costs less and not more) 11. 2, 3, d,c,a,b 13. b Copyright 2015 Certified Mold Free Corp. Page 350

351 Section 9: Explaining Mold Test Data to Clients Copyright 2015 Certified Mold Free Corp. Page 351

352 Dealing With The Client Interpreting test results can be rather complex so how does one go about explaining the post remediation test results to a client? How do you protect yourself from lawsuits when your interpretation is perhaps not perfect and the client sues you because they say they got sick after the mold remediation work and clearance testing. Copyright 2015 Certified Mold Free Corp. Page 352

353 Dealing With The Client Some labs have a data base of mold test results from problem and not problem homes and have an analysis program that does the interpretation for you. They are able to interpret and present the results for your client in a simple and professional way. We always use such labs. Copyright 2015 Certified Mold Free Corp. Page 353

354 When The Lab Does the Interpretation Occasionally their interpretations may be inconsistent with the real world because when the lab interprets mold sampling results they do not have all the other important factors in their equation such as for example closeness to front door or ocean breeze. But overall lab based interpretations can be quite useful and we have found amazingly accurate. Copyright 2015 Certified Mold Free Corp. Page 354

355 My Wife My wife is in charge of calling the clients with the test results and getting the final payment. Not having to explain about this mold spore and that mold spore to a client that has no idea what a mold spore is, so one can get paid can be extremely important and highly useful. Labs that don t determine Elevated or Not Elevated for you will tell you that this is not professional and the mold assessor/hygienist should make the determination. This is probably true if you have a Ph.D. in Mycology but for most assessors/hygienists the opposite is true. Copyright 2015 Certified Mold Free Corp. Page 355

356 Judging Remediation Effectiveness No matter how much testing you do, you will never convince anyone that this ugly looking wall cavity is remediated good as new. What can be done? After remedation, paint with white paint that includes mold inhibitor before closing up. Take a picture. Show to client. Copyright 2015 Certified Mold Free Corp. Page 356

357 Reminder: Prerequisite Courses There are 4 recommended pre-requisites to this Florida Mold Remediator License Exam Training course. o Mold & Safety / Respiratory Protect (M/MS) o Mold Report Writing (RW) o Water, Moisture Intrusion & Mold (W/MI) o Mold Standards of Practice (SP) These pre-requisite courses are State of Florida (DBPR) approved for 14 hours of Continuing Education credit. If you take (and pass) the online Exams at the end of each of these 4 CE courses you will receive CE credit applied to the first 2 year cycle of your mold license. These courses are available at no charge at: Page 357