HOW DO YOU TALK ABOUT MOLD WITHOUT SAYING THE M WORD IMG = A NEW NAME FOR AN OLD PROBLEM. Mold Growth!

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Anabel Rogers
6 years ago
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2 MANAGING MOLD & MILDEW

3 HOW DO YOU TALK ABOUT MOLD WITHOUT SAYING THE M WORD IMG = A NEW NAME FOR AN OLD PROBLEM What is IMG? Intrusive Mold Growth!

4 MOLD AWARENESS Basics of Mold Responsibilities Inspection Remediation Prevention

5 MOLD AWARENESS The Rat Pack of molds Stachybotris Cladasporium Aspergillium Penecillium Mycotoxins

6 MOLD AWARENESS At the end of the day Despite all the debate, in the end, mold is mold, says Holly Merchant, principal industrial hygienist at MACTEC. Somebody will call me up and says, I have black mold, she says, referring to the toxic mold hype. But really, it could be two or three different kinds of mold. And I don t care what type of mold it is. I only care about why it s there (which usually is the result of too much water or moisture in a building) and more importantly, how we can mitigate it.

7 RESPONSIBILITIES To provide safe and habitable apartment homes

8 MOLD AWARENESS Communication

9 RESPONSIBILITIES Community Manager Remediation Manager Maintenance Technician Resident Portfolio/Property Manager

10 RESPONSIBILITIES Community Managers Educate Residents on mold prevention in their apartment home at move in Obtain signed Mold/Mildew Lease Addendum Communicate with Portfolio Managers and Remediation Manager concerning mold events Treat all mold events with urgency and discretion Ensure proper documentation is implemented Communicate with resident of mold remediation progress

11 RESPONSIBILITIES Remediation Manager Perform or assist with mold investigation and develop a remediation plan based on the severity of the event Ensure company policies and procedures are implemented and followed before, during, and after remediation of an mold event Enlist outside mitigation experts, hygienists, etc based on the severity of the mold event Communicate with all responsible parties

12 RESPONSIBILITIES Maintenance Technician Immediately report any mold discovery to your community manager Treat all mold events with urgency and discretion Take immediate measures to correct the water intrusion or interior leak causing the mold event Correct any malfunctioning interior unit exhaust system. Familiarize yourself with proper remediation processes for small mold events

13 RESPONSIBILITIES Resident Follow guidelines/duties set forth in the Mold/Mildew Addendum signed at move-in Report all maintenance issues in their unit especially those relating to water leaks, faulty exhaust systems and visible mold on window, wall and ceiling surfaces Cooperate with all responsible parties in the investigation and remediation of a mold event

14 RESPONSIBILITIES Portfolio/Property Manager Protect the physical and financial assets of their assigned portfolios Keep open communications with all responsible parties Ensure Preventive Maintenance inspections are performed on their property s on a yearly bases Communicate with owners/investors of ongoing mold events especially those involved in litigation

15 INSPECTION

21 INSPECTION Purpose of a Mold Inspection Locate source of moisture Resident caused? Remedy any and all mechanical issues contributing to the mold growth Determine level of contamination and report to all responsible parties Record the event/daily log

22 INSPECTION Where and what to look for Temperature and humidity levels, 40-60% Odors in the unit Condensation on windows and toilets Under sides of sinks and behind appliances requiring water connections IMG growth on wall and ceiling surfaces Water behind shower enclosures (escutcheon) All interior exhaust systems, is resident using them? Are they functioning? bath door gap? (formula for proper CFM)

23 INSPECTION Where and what to look for Furnishings to close to walls Clutter in closets and floor areas Improperly working heating systems, heat off? Covered windows Adjacent unit plumbing and waste drain systems Attic and crawl spaces, well vented? Damaged exterior siding, window caulking, roofs and drain systems Landscape designs allowing water to flow towards foundations or open foundation vents

24 Take plenty of photos!

44 INSPECTION Documentation/Forms Maintenance Request Form IMG Tracking Log Mold & Mildew Addendum Water Damage Chart Tip Sheet Note: Affordable properties have the additional burden of proper record keeping for oversight agencies

45 INSPECTION Determining the level of contamination Level 1 small isolated areas, under 10 sqft. *Onsite maintenance personnel

46 LEVEL-1

47 LEVEL-1

48 INSPECTION Determining the level of contamination Level 1 small isolated areas, under 10 sqft. *Onsite maintenance personnel Level 2 mid-sized areas, between sqft *Onsite or professional abatement vendor

49 LEVEL 2

50 INSPECTION Determining the level of contamination Level 1 small isolated areas, under 10 sqft. *Onsite maintenance personnel Level 2 mid-sized areas, between sqft *Onsite or professional abatement vendor Level 3 large isolated areas, between sqft. *Professional abatement vendor

51 LEVEL 3

52 INSPECTION Determining the level of contamination Level 1 small isolated areas, under 10 sq. ft. *Onsite maintenance personnel Level 2 mid-sized areas, between sq. ft *Onsite or professional abatement vendor Level 3 large isolated areas, between sq. ft. *Professional abatement vendor Level 4 extensive contamination, over 100 sq. ft. * Professional abatement vendor

53 LEVEL 4,5,6,7...

54 INSPECTION Mold Response Procedure Document the incident Identify the cause/inspection *Repair any/all mechanical issues *Habitability? Determine the remediation process *Level of Mold event, who will mitigate? *Does the resident need to be relocated? Notify the resident *Discuss lifestyle change if resident caused *Disclose remediation plan/timeline

55 INSPECTION Destructive Inspection Procedure Minimum PPE (personal protection equipment) *Gloves, (latex) and a dust mask. Remove occupants from area Contain & Ventilate area Use dry wall saw to cut small inspection hole *Be careful not to disturb area to avoid aerosolization of live mold colonies clean first! IMG at floor level, pull back carpets and trim work Close up hole with same drywall plug or cover with 6-mil plastic and duct tape

56 REMEDIATION

58 REMEDIATION Personal Protection Equipment (PPE) Eye and skin protection *Goggles, full coverage *Rubber gloves, forearm length, appropriate for type of chemical being used

59 REMEDIATION Personal Protection Equipment (PPE) Respiratory protection *N-95 dust mask, or greater *Do you have a mold sensitivity?

60 REMEDIATION Abatement Equipment Hygrometers *Measures temperature and relative humidity

61 HYGROMETER

62 REMEDIATION Abatement /Inspection Equipment Hygrometers *Measures temperature and relative humidity Moisture Meter Box fan *Helps remove air from the remediation area and exhausts it to the exterior of the building Humidistat controlled fans *Controls humidity levels in selective areas De-humidifier *Removes moisture from air

63 MOISTURE METER

64 DE- HUMIDIFIER

65 REMEDIATION Remediation Procedure-Level 1 Mold Event Select proper PPE Remove occupants from area Ventilate area where possible Contain the area Cover personal items/flooring, etc. with plastic Select proper cleaning/sealing products *Biocides professional use only! *Off the shelf products? *Recommended products Perma Wash & Perma Guard *NO BLEACH! (resident misuse)

66 REMEDIATION

67 REMEDIATION Remediation Procedure-Level 1 Mold Event NEVER direct fans on areas with active spores Clean and Encapsulate area Wet cloth first, follow instructions on cleaner label! Encapsulate area with mildew inhibitor style paint or sealer Never close up wet areas! 20% moisture Leave areas clean, dry and visibly free of IMG Clean reusable equipment with soap and water Water damaged or contaminated material *Dispose of into 6-mil plastic bags including, all rags, wood materials, drywall, etc.

69 PREVENTION

70 PREVENTION Schedule yearly Preventive Maintenance inspections Conduct routine exterior inspections Repair leaks involving roofs, siding, windows, irrigation, roof drain systems and plumbing immediately!! Open walls and ceilings after a water leak event and leave open to allow proper drying (5-7 days) Maintain whole house and unit exhaust systems Power wash mildew from building exteriors Respond immediately to any report of IMG Be observant while in units performing maintenance, don t wait for the complaint! Educate your resident

72 MOLD AWARENESS Main points to remember Treat all Mold events with URGENCY! Don t promise anything! Keep good records Protect yourself and your resident Communicate If you re unsure.ask for help!

73 Any more Questions?

MOLD INSPECTION REPORT Block Home Inspections LLC

Block Home Inspections LLC David Block - 913-220-7762 MOLD INSPECTION REPORT Block Home Inspections LLC David M. Block Certified Mold Inspector #CMI-06-2024 INSPECTION AGREEMENT Mold screening is intended