Mold, Moisture and Remediation BROUGHT TO YOU BY JEFF ROSTONI OF AIR QUALITY CONSULTANTS, LLC

Mold, Moisture and Remediation BROUGHT TO YOU BY JEFF ROSTONI OF AIR QUALITY CONSULTANTS, LLC

Today s Outline Mold Misconceptions Health Affects Liability Moisture Sources Building Assessments Remediation Case Examples Questions and Answers

I don t have mold.it is just mildew right?

More mildew

Do you see anything here?

Common Misconceptions It s not mold it s mildew. What type is it? I just want to know if it is toxic or not. Isn t mold in every building? Can t I just use bleach to clean it or paint it? If it dries, will it go away

What if the mold is dead? Can mold can start growing again if water is reintroduced. How do you tell if it is old or new growth? How fast can it grow? Humidity damage causes the most financial damage. Important to identify ALL moisture sources that is contributing to the mold growth.

Health Affects Allergenic Affects respiratory system and skin Pathogenic Some molds can grow at body temperature can become a pathogen in a person with reduced immune function Toxicity Can be a carcinogen. Stachybotrys aka Black Mold

No documented threshold concentrations Everyone has a different sensitivity! So far only a few states regulate who can inspect & remediate mold. Other states likely to follow. Health departments typically don t get involved.

Reducing Liability Liability is greater amongst landlords, employers, hospitals and commercial building owners. The role of an environmental consultant is to ensure the job is done to industry standard. The mold restoration guidelines (IICRC S520) states that an Independent Environmental Professional (IEP) should be used to assess mold contamination and should be independent of the restoration contractor.

Consultant s role in liability reduction Documents site conditions and air sampling data (prior to and after remediation) and confirms site has been adequately dried, properly cleaned, and is at pre loss condition. Documents/confirms moisture sources. The information can also help determine if there is a viable insurance claim. Provides third party documentation.

Moisture Sources Basements Foundation leakage (poured walls, block walls), sump pump failure, sewer backups, pipe breaks, lack of vapor barrier under concrete slab. Curing concrete in basements during construction Exterior waterproofing of basements usually inadequate Drain tiles, backfill materials, sump crocks Grading above or below rim joists? Insulating basement walls and rim joists Sealing rim joists (condensation)

Basements (cont.) Heating basements and condensation (old lady example) Clothes dryer exhaust Vapor barriers in basements Drywall installation in basements, wainscoting Venting/sealing/conditioning crawl spaces Insulating well and water tanks Internal drain tile systems Foundation leakage gutters, cracks Whole house humidifiers Freezing pipes especially in crawl spaces

Exterior Brick veneer proper gap, flashing, weather barrier, no waterproofing of bricks, weep holes Proper weather barrier installation, over window flashing, installed like shingles, double wrap corners Proper chimney, roof, and deck flashing Unlined chimneys, moisture buildup when only used for hot water heat Proper exhausting of bathroom/kitchen vent Attics venting, ice damming, whole house fans

Interior Insulation, vapor barriers Proper setting of toilets Moisture in new lumber and outdoor lumber storage Shadowing and the causes (Newaygo example). Oversized central air, improper fan speed, insufficient Freon, plugged condensation, too high humidistat setting (Lansing ex.) Vacant buildings and keeping utilities running Improper attic venting Preventative measures - plumbing leaks, water level indicators, back up sump pumps, water arrestors, security systems

Building Assessments Inspection of the entire building Air samples from each level and an outdoor air sample Many other methods of sampling (tape lift, cultured, carpet and wall samples, microvacuum, swab, etc.) Sampling technique determined based on question needing answered. Typical sampling is designed to identify areas of contamination (growth/spore deposition). Preparation of a report Scope of work completed Laboratory results Interpretation/Conclusions Recommendations Remediation Protocol

Remediation Containment Building material removal Cleaning (HEPA vacuum vs mechanical cleaning) Carpet (remove/clean?) Ceiling tile Insulation Concrete, wood Drywall versus Plaster Furniture Attics Foggers, biocides, miracle products Air Scrubbing & Detailed Cleaning (HEPA Vac/Wet Wipe) Post abatement sampling

Examples Project involving 3 claims, 3 years in a row with a total of $250k in damages. We found the actual source of the problem, provided documentation, and prevented future losses. Attic job with a proposed $30K remediation plan was reduced down to a more reasonable approach and cost. Commercial building a previous consultant recommended a complete gut, was narrowed down to a more reasonable approach. Found actual moisture source associated with condo (example: Haslett condo). Evaluated actual extent of mold contamination in a property transaction (example: Birmingham site).

QUESTIONS? Jeff Rostoni Air Quality Consultants, LLC 517-490-1304