LIMITED MOLD ASSESSMENT REPORT

Transcription

1 LIMITED MOLD ASSESSMENT REPORT City of Panama City New City Hall 501 Harrison Avenue Panama City, Florida PREPARED FOR: City of Panama City, Florida 9 Harrison Avenue Panama City, Florida NOVA Project Number: May 15, 2018

2 May 15, 2018 Mr. Jared Jones, Interim City Manager City of Panama City Florida 9 Harrison Avenue Panama City, Florida Subject: Limited Mold Assessment City of Panama City New City Hall 501 Harrison Avenue Panama City, Florida NOVA Project No Dear Mr. Jones: NOVA Engineering and Environmental, LLC (NOVA) has completed the authorized Limited Mold Assessment of the building located at 501 Harrison Avenue in Panama City, Bay County, Florida. The initial assessment was performed on May 7, 2018, and included a visual inspection, and tape lift sample collection. This assessment was performed using current guidelines and protocols published by the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE, 2016), the National Institute of Occupational Safety and Health (NIOSH), the American Conference of Governmental Industrial Hygienists (ACGIH), the Occupational Safety and Health Administration (OSHA) and the Environmental Protection Agency (EPA). According to project representatives, the building has been undergoing extensive renovation over the past several months, and evidence of mold growth has been detected in the process. The Owner, realizing that it had potential mold issues, contracted with NOVA for this service in order to remedy the problem. BUILDING DESCRIPTION The circa 1952 commercial building, comprised of two above-ground stories and a basement, consists of approximately 63,000 square feet of interior space. The building is constructed of concrete block and stucco, with a built-up roof. The property is currently under renovation. Renovation continued concurrently to the limited mold assessment with installation of Mechanical, Electrical, and Plumbing (MEP), exterior siding, windows, etc. VISUAL INSPECTION NOVA performed a limited visual inspection of the interior of the building at the direction of the Client s representative to document select areas of visible mold growth. NOVA s inspection was limited to the areas directed by the client. Representative photographs are provided in Attachment A. P R O F E S S I O N A L P R A C T I C A L P R O V E N 1630 Old Bainbridge Road, Suite C, Tallahassee, Florida t / f / usanova.com

3 City of Panama City New City Hall Mold Assessment/Remediation Report 501 Harrison Avenue Panama City, Florida May 15, 2018 City of Panama City NOVA Project No Evidence of obvious water intrusion was not observed in the building, although mold growth was evident on the drywall in the basement at a height of zero to approximately 12 inches from the floor, which suggests water intrusion through the wall or wall/floor intersect. Mold growth was also evident in some areas surrounding HVAC ductwork on the upper floor. Building envelope services were also being provided by NOVA at the time of the mold assessment TEMPERATURE, RELATIVE HUMIDITY, CO AND CO2 MEASUREMENTS This building is currently open to ambient conditions, therefore rather than conduct measurements throughout the building, Panama City weather conditions were obtained and used in the record. Temperature was relatively constant during the assessment at 84 degrees and humidity was approximately 37%. Carbon Monoxide and Carbon Dioxide levels were not monitored as the building was open to ambient conditions; those measurements would equal those of normal outdoor atmospheric conditions. DISCUSSION Sheila Schneider, a NOVA Professional and licensed Mold Assessor, visually inspected limited areas of the building s interior for areas with obvious mold growth. Assessment areas included an area around several HVAC ducts on the upper floor, where defects in the insulation on the ductwork caused condensation on the surrounding drywall penetrations, and a drywalled area in the basement where prior water intrusion led to mold growth on drywall near the floor. Tape lift samples were collected from both areas (4 total) and sent to a certified laboratory for analysis. The results are attached in Appendix C. Schneider s license is included in Attachment B. Subsequent to the onsite assessment, photographs were provided to Schneider of an area that was not part of the original areas indicated by the owner s representative as having visible mold. This area was in the basement along an exterior foundation wall. Apparent mold growth exists on the wall panel material (it is not confirmed whether this material is drywall or plaster) adjacent to the exterior bricking. Building envelope observations are also included here: Outside Perimeter Walls There was evidence of existing moisture intrusion witnessed by varying degrees of metal stud deterioration and some damp lower walls and wall to floor slab transitions. The primary area of moisture intrusion appears to be at the exterior wall to floor slab transition. This is generally confirmed by the majority of the observed metal framing deterioration being located at the horizontal base track and lower portions of the vertical members. Page 2

4 City of Panama City New City Hall Mold Assessment/Remediation Report 501 Harrison Avenue Panama City, Florida May 15, 2018 City of Panama City NOVA Project No Concrete Floor Slab Several areas of sand/soil were handled with all being damp to the touch. No vapor barrier was observed below the slab. General Initial Overview Based on our site visit the basement area has experienced some moisture intrusion. Although, for a 60+ year building, the effects of the moisture intrusion appear overall to be minimal, however moisture intrusion still likely exists. It is our opinion that the moisture intrusion has occurred off and on at varying times throughout the building s existence. Most likely during times of heavy lengthy rains, days of steady rainfall and tropical storms/hurricanes the water table rises as well as the soil/areas surrounding the building hold water and this water accumulates below grade against the exterior walls. These conditions put pressure/hydrostatic pressure on the floor slab and exterior walls and will typically show as moisture intrusion at the weakest location. This location is historically at the exterior wall to floor slab transition. Buildings constructed during this era typically didn t have the benefit of moisture intrusion prevention materials that current exist. After the heavy lengthy rains/days of steady rainfall/tropical storms end the water recedes to normal and the conditions dry out. RECOMMENDATIONS LIMITATIONS o A mold remediation protocol has been developed for use by the Florida licensed mold remediator, and is included as Attachment D. o The building should be dried in as soon as practical. o Once dried-in, the interior areas should be subjected to dehumidification using dehumidifiers to further dry the interior building materials. o The HVAC system should be operated 24 hours a day, 365 days a year to maintain temperature, CO, CO2 and humidity levels within recommended ASHRAE ranges. o If the source(s) of water/moisture is/are not remedied, or new source(s) develop, mold will likely return. Opinions and findings offered in the report were based upon observable conditions or features and information derived from the most recent site reconnaissance date and from other activities described within the report. This is not intended to identify de minimis conditions that do not present a material risk of harm to the public health or the environment and would not be the subject of an enforcement action if brought to the attention of appropriate governmental entities. Any type or quantity of mold may produce reactions in hypersensitive or allergic individuals. Although mold containing areas or surfaces may be cleaned or removed, mold will reoccur if the source of moisture is not remedied. Page 3

5 City of Panama City New City Hall Mold Assessment/Remediation Report 501 Harrison Avenue Panama City, Florida May 15, 2018 City of Panama City NOVA Project No The findings and opinions conveyed in this report are based upon information obtained at a specific date from a variety of sources listed within the report, and which NOVA believes are reliable. Nonetheless, NOVA cannot and does not warrant the authenticity or reliability of the information sources. The study and report was prepared on behalf of and for the exclusive use of Client solely for its use and reliance in the sampling of this site. Client is the only party to which NOVA has explained the risks involved and which has been involved in shaping the scope of services needed to satisfactorily address the Client s interests. This report may not be relied upon by any third party without the execution of an agreement between NOVA and that third party. NOVA appreciates the opportunity to provide the above services. Please call if you have questions or require additional information. Sincerely, NOVA Engineering and Environmental, LLC Sheila E. Schneider Florida Licensed Mold Assessor #MRSA2626 Larry G. Schmaltz, PE Senior Vice President Florida Environmental Services Manager Attachments Attachment A Photographs Attachment B License Attachment C Laboratory Data Attachment D - Mold Remediation Protocol Page 4

6 ATTACHMENT A Photographs APPENDIX A SUBJECT PROPERTY PHOTOGRAPHS NOVA Project Number

7 1. Broad view of apparent mold on ceiling 2. Close up view of mold near ceiling in main duct area 3. Apparent mold growth inside HVAC duct 4. Mold growth on drywall upper level near ceiling APPENDIX A SUBJECT PROPERTY PHOTOGRAPHS NOVA Project Number

8 5. Mold growth around HVAC duct penetration 6. Mold growth on drywall near floor in basement 7. Mold growth on plaster/drywall on exterior wall 8. Closer view of exterior wall/mold APPENDIX A SUBJECT PROPERTY PHOTOGRAPHS NOVA Project Number

9 ATTACHMENT B License NOVA Project Number

10 NOVA Project Number

11 ATTACHMENT C Laboratory Data NOVA Project Number

12 Attn: Proj: EMSL Analytical, Inc PARKWAY CENTER COURT Orlando, FL Phone/Fax: (407) / (407) / orlandolab@emsl.com SHEILA E. SCHNEIDER, Nova Engineering 1630C Old Bainbridge Tallahesee, FL Order ID: Customer ID: Customer PO: Project ID: Phone: (850) Fax: Collected: 05/07/2018 Received: 05/08/2018 Analyzed: 05/09/ NOVA29 Test Report: Microscopic Examination of Fungal Spores, Fungal Structures, Hyphae, and Other Particulates from Tape Samples (EMSL Method MICRO-SOP-200) Lab Sample Number: Client Sample ID: PCCH-1 Sample Location: Top Floor Inside Duct in Hall PCCH-2 Top Floor - Drywall Next to Duct PCCH-3 Top Floor Wall Opposite Duct PCCH-4 Bsmt Wallboard near Floor Main Hall Dummy Dummy Spore Types Category Category Category Category - Alternaria (Ulocladium) - - Rare Rare - Ascospores Aspergillus/Penicillium - Medium *Medium* *Low* - Basidiospores Bipolaris Chaetomium Rare - Low - - Cladosporium *High* Low *High* *High* - Curvularia Epicoccum Fusarium Ganoderma Myxomycetes Rare - - Pithomyces Rust Scopulariopsis/Microascus Stachybotrys/Memnoniella Unidentifiable Spores Zygomycetes Cheiromycella - *High* *High* - - Nigrospora - Rare Tritirachium - - *Medium* - - Tritirachium-like - *Medium* Hyphal Fragment Fibrous Particulate Insect Fragment Pollen Rare Low Rare - - Category: Count/per area analyzed - Rare: 1 to 10 Low: 11 to 100 Medium: 101 to 1000 High: > Denotes Not Detected. Bipolaris++ = Bipolaris/Dreschlera/Exserohilum Myxomycetes++ = Myxomycetes/Periconia/Smut * = Sample contains fruiting structures and/or hyphae associated with the spores. No discernable field blank was submitted with this group of samples. Yessica Martinez Seeman, Microbiology Technical Manager, Central Florida EMSL maintains liability limited to cost of analysis. This report relates only to the samples reported above and may not be reproduced, except in full, without written approval by EMSL. EMSL bears no responsibility for sample collection activities or analytical method limitations. Interpretation of the data contained in this report is the responsibility of the client. Samples received in good condition unless otherwise noted. Samples analyzed by EMSL Analytical, Inc. Orlando, FL AIHA-LAP, LLC--EMLAP Accredited # Initial report from: 05/09/ :22:53 For Information on the fungi listed in this report please visit the Resources section at Test Report DEVER Printed: 5/09/ :22:53AM Page 1 of 1

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15 ATTACHMENT D Protocols

16 MOLD REMEDIATION PROTOCOLS For: New City Hall Building City of Panama City 501 Harrison Avenue Panama City, Florida Prepared by: NOVA Engineering and Environmental LLC 1630 Old Bainbridge Road, Suite C Tallahassee, Florida May 15, 2018

17 Mold Remediation Protocols New City Hall - City of Panama City 501 Harrison Avenue May 15, 2018 Panama City, Florida NOVA Project #: INTRODUCTION The subject site is the New City Hall Building for the City of Panama City located at 501 Harrison Avenue in Panama City, Florida. These protocols have been developed to facilitate the safe remediation of mold and mold-contaminated materials located within the subject building. A Limited Mold Assessment was completed by NOVA on May 9, The Florida Licensed Mold Assessor identified various area of mold infestation. 2.0 OBJECTIVES OF REMEDIATION The remediation objectives will be to remove building materials that have signs or suspicions of mold growth and to clean HVAC ductwork and components, to provide a safe working and occupancy environment. 3.0 REFERENCED DOCUMENTS AND STANDARDS The following documents and standards are adopted into this protocol document by reference. The requirements and protocols in these standards and documents are to be considered the minimum guidelines for this work. 3.1 OSHA 29 CFR 1926 Construction Standard 3.2 OSHA 29 CFR Respiratory Protection Standard 3.3 OSHA 29 CFR Hazard Communication 3.4 USEPA 402-K Mold Remediation in Schools and Commercial Buildings 3.5 Florida Statute 468 Licensing 3.6 Chapter Florida Administrative Code (FAC) 3.7 ANSI/IICRC S Standard for Professional Mold Remediation 3.8 National Air Duct Cleaners Association; Assessment, Cleaning and Restoration of HVAC Systems (ACR 2013) Mold Remediation Protocols Page 1

18 Mold Remediation Protocols New City Hall - City of Panama City 501 Harrison Avenue May 15, 2018 Panama City, Florida NOVA Project #: CONTRACTOR QUALIFICATIONS The contractor performing the mold remediation activities will have an on-site project manager that is a Florida Licensed Mold Remediator pursuant to Chapter Florida Administrative Code (FAC) and Florida Statute The Licensed Mold Remediator will be the contractor s Responsible Person for all mold-related activities. The contracting company shall be able to show evidence of at one (1) year experience with mold remediation projects. The mold remediation contactor will be required to provide the following insurance coverages, as a minimum: Workers Compensation & Employers Liability Statutory limits Includes waiver of subrogation with regard to the Owner and other indemnities as required by contract Includes Employer s Liability Coverage with policy limits equal to: $1,000,000 each accident $1,000,000 disease each employee $1,000,000 disease policy limit Contractor s sub-contractors and any employee leasing company have Workers Compensation Insurance with equal or greater coverage limits. General Liability Includes Premises & Operations, Independent Contractors and Completed Operations Policy limits $1,000,000 each occurrence; $1,000,000 personal & advertising injury; $2,000,000 products & completed operations aggregate; $2,000,000 general aggregate and $5,000 medical expense Aggregate limit applies per project Occurrence policy form includes X, C, or U (explosion, collapse or underground) The owner and other indemnities as required by contract are to be named as Additional Insureds utilizing endorsement CG (also acceptable is CG plus CG extending coverage to products and completed operations). The Contractual Liability coverage contains no restrictions for assumption of the others sole negligence, nor and deletion of coverage for contractual liability. Coverage does not have punitive damages exclusion. Policy is primary and non-contributory as respects other insurance coverages carried by the owner and other indemnities as required by contract. Mold Remediation Protocols Page 2

19 Mold Remediation Protocols New City Hall - City of Panama City 501 Harrison Avenue May 15, 2018 Panama City, Florida NOVA Project #: Automobile Liability Policy limits $1,000,000 combined single limit Coverage applies to owned, hired and non-owned vehicles. The owner shall be named additional insured. Policy is primary and non-contributory as respects any other insurance coverage carried by the owner and other indemnities as required by contract. The contractual liability coverage contains no restrictions for the assumption of the others negligence, nor any deletion of coverage for contractual liability. Umbrella/Excess Liability (if applicable) Minimum policy limits $1,000,000 each occurrence $1,000,000 aggregate The owner and other indemnities are named as additional insureds as required by contract. Policy is primary and non-contributory as respects any other insurance coverage carried by the owner and other indemnities as required by contract. Contractors Pollution Liability Minimum policy limits $1,000,000 each occurrence $1,000,000 aggregate Aggregate limit applies per project Occurrence policy form The owner and other indemnities are named as additional insureds as required by contract. Policy is primary and non-contributory as respects any other insurance coverage carried by the owner and other indemnities as required by contract. All Policies A waiver of subrogation is provided in favor the owner. Policies include 30 days notice to owner of cancellation or material changes with the words endeavor to and but failure to mail such notice shall impose no obligation or liability upon the company crossed out or deleted. Policies are written with insurers rated A-, VII or better by A.M. Best Company. Coverages listed above, including the additional insured coverages, will be maintained for a period equal to or greater than the statue of repose following completion of this project. Mold Remediation Protocols Page 3

20 Mold Remediation Protocols New City Hall - City of Panama City 501 Harrison Avenue May 15, 2018 Panama City, Florida NOVA Project #: PPE REQUIREMENTS Mold disturbance work shall be performed in Level C Personal Protective Equipment (PPE), and includes, as a minimum, Tyvek-type disposal suit, eye protection, head protection and ½ face respirator (NIOSH-approved) with HEPA cartridges. 6.0 ABATEMENT Prior to any disturbance of mold, the contractor will place critical barriers at openings to other portions of the building. Further, no one other than the remediation contractor personnel and consultant will be permitted in any area undergoing mold remediation. With the building not being enclosed at this time, and with the limited scope of abatement, full negative pressure containment will not be required. However, the placement of negative pressure air filtration unit is required in each are of mold-related work and shall be operational at all times. Fungicidal coatings and mold-resistant coatings should not be used in place of proper source removal of mold contamination, moisture control, and regular cleaning and maintenance, but can protect some materials from microbial growth. Fungicidal coatings and mold-resistance coatings should not create a vapor barrier that could lead to a buildup of moisture, and possibly contribute to a future microbial or structural problem. Products should demonstrate reasonable permeability as tested under ASTM D-1653, should be water-based, low odor, and contain low VOCs (ANSI/IICRC S520). Duct work that is to remain will be thoroughly cleaned in accordance with The National Air Duct Cleaners Association (NADCA) standard, Assessment, Cleaning and Restoration of HVAC Systems. Affected drywall around the ductwork will be removed and the ductwork will be thoroughly cleaned. Further, the HVAC condensing unit and drip lines and pans will be thoroughly cleaned and treated with a disinfection solution (drain pan only). Following ductwork cleaning NOVA recommends, but does not require, a flushing of the ductwork with ozone (O3). Note that the HVAC system will be off at all times of cleaning and remediation. Drywall and plaster with evidence of mold will be removed, placed into 6 mil polyethylene bags for proper disposal. Impacted drywall will be removed at least 2 before the impacted area. Mold Remediation Protocols Page 4

21 Mold Remediation Protocols New City Hall - City of Panama City 501 Harrison Avenue May 15, 2018 Panama City, Florida NOVA Project #: POST-REMEDIATION EVALUATION Following completion of the remediation, NOVA s Licensed Mold Inspector will perform and visual inspection of all areas. The inspector may take tape lift samples at the inspector s discretion. No spore trap air samples will be collected due to the subject building being open to the ambient air. Mold Remediation Protocols Page 5