How new of a phenomenon is mold infestation? - The advent of modern
technology brought forced ventilation into buildings, and although this provided fresh,
tempered, air and reduced disease over much of the past century, the trend has recently
reversed, partly due to attempts to save energy by reducing outdoor airflow, and partly
due to the continued adaptation of airborne pathogens both to human habitats &
technologies. EPA: IAQ among
top 5 pollution problems
Sure enough, we've seen a number of outbreaks directly traceable to buildings and their ventilation systems in recent decades. More attention is now being paid to building design, maintenance and microbial disinfection -mold in particular- than has been in the past, but the problem is likely to continue. Mold has always been present in outdoor & indoor environments; yet caused minor concern or problems until 2001, when a legal case in Texas awarded a home owner (Melinda Ballard) $32 Million as a result of mold infestation due to construction defects. From then on, mold lawsuits jumped like a gold rush.
This means that indoor mold growth can now expose you or your business to controversy and/or potential litigation; it's here to stay, especially with such a strong national focus on green buildings and more awareness of indoor environmental quality issues. With that said, it's a good idea to be knowledgeable about indoor mold growth, the root causes of indoor mold growth, consequential indoor air quality (IAQ) issues and; the current guidelines and recommended work practices that should be used by companies performing mold investigations or remediation. ALA: Americans spend up to 90% of their time indoors
The Basic Facts - Mold is a fungus that grows on damp, or decaying organic matter. It can survive for many years in dry or hot environments, needing only moisture and available organic matter in order to germinate (which it can do in as little as 4 to 12 hours). If undisturbed, the germinated matter can grow & spread in 1 or 2 days, and especially when there is no sunlight or limited airflow. Food sources that can promote mold growth include unconfined cellulose (paper and dust), wood products, sheetrock, and carpet. In addition to water leaks contributing to its growth, the term "water" in relationship to mold can also refer to high relative humidity (usually higher than 60 percent). Once excessive mold growth is found, it's an indicator that there's a moisture problem in the building's envelope and/or systems; more than likely, it will get worse if it's not corrected. EPA: Mold among most hazardous indoor air pollutants
Health Issues and Indoor Mold Growth - Unlike asbestos or lead, permissible levels of mold are neither defined nor regulated. Even at this point, there are no definitive guidelines for what constitutes a mold-infested building. Human response to mold varies widely, but no official medical relationship exists between exposure and human response. Often, physical symptoms can be related to common illnesses by a health professional. Nonetheless, the National Academy of Sciences, Institute of Medicine says that, given how moisture problems commonly occur in buildings, mold should be removed as soon as possible.
When human health may be deemed at risk, failure to act can mean Occupational Health and Safety Administration (OSHA) enforcement of penalties for a building owner (example: the General Duty Clause, which is an obligation to protect workers from serious and recognized workplace hazards, even when there is no OSHA standard in place for the hazard).
The Best Approach to Mold Remediation - The Environmental Protection Agency (EPA), maintains that "there is no practical way to eliminate all mold and mold spores in the indoor environment." Still, every expert agrees on one thing: Prior to any mold remediation, the root cause must be identified and repaired. The EPA suggests a common sense approach: "The way to control mold growth is to control moisture."
KEY CONCEPTS
There are no current federal standards for mold remediation; however, several peer-reviewed and accepted guidelines of care provide a good knowledge foundation. Some of the means, methods, and engineering controls that are used by mold remediation contractors to secure the environment and protect building occupants are similar to those used in asbestos abatement. This is because mold spores can travel on air currents and spread to other areas of the building if airborne particulates disturbed during the remediation process are not properly contained.
Steps to Remediation Success - Unlike asbestos abatement, there are no defined regulations for "clearance levels" after a mold remediation project. How do you know if the mold remediation process has been successful? EPA guidelines indicate:
The mold testing, assessment, and remediation industry continues to evolve. There are about 11 states with mold legislations pending, and there is a proposed Federal legislation (HR 1268): The United States Toxic Mold Safety and Protection Act. However, the topic of indoor mold growth continues to be a controversial topic fueled by media hype and litigation. The best way for a building owner, property manager, or facilities engineer to minimize liability is to educate themselves on the topic. This is done by becoming familiar with the various industry peer reviewed guidelines and recommendations referenced here, reading informative articles, attending seminars or conferences presented by reputable organizations, and establishing reliable relationships with professionals in the industry who demonstrate that they have the expertise and experience to help solve a building owner's problem when it comes to indoor mold growth.
Communication - According to the EPA, communication with occupants is essential for successful mold remediation. The status of the building investigation and remediation should be openly communicated, including information on any known or suspected health risks. Small remediation efforts usually don't require a formal communication process, but be sure to take concerns seriouly and use common sense when deciding whether formal comunications are required. When building wide communications are frequent and open, you'll be able to direct more of your time toward resolving the problem (and less time to responding to concerns).
CONTROLLED ENVIRONMENT ORGANIZATIONS
ALLERGIES & ASTHMA
SITES OF RELEVANT IMPORTANCE
RELATED AUTHORITIES
Institute of Inspection, Cleaning and Restoration Certification (IICRC) (360) 693-5675
www.iicrc.org Information on and standards for the inspection, cleaning, and
restoration industry
International Sanitary Supply Association (ISSA) (800) 225-4772
www.issa.com - Education and training on cleaning and maintenance
MidAtlantic Environmental Hygiene Resource Center (MEHRC) (215) 387-4096
www.mehrc.org - Indoor environmental quality training on topics such as mold
remediation
National Air Duct Cleaners Association (NADCA) (202) 737-2926
www.nadca.com - Duct cleaning information
National Association of the Remodeling Industry (NARI) (847) 298-9200
www.nari.org - Consumer information on remodeling, including help finding a
professional remodeling contractor
National Institute of Building Sciences (NIBS) (202) 289-7800
www.nibs.org - Information on building regulations, science, and technology
National Institute for Occupational Safety and Health (NIOSH) (800) 35-NIOSH
(800-356-4674)
www.cdc.gov/niosh - Health and safety information with a workplace orientation
National Pesticide Telecommunications Network (NPTN) (800) 858-7378
ace.orst.edu/info/nptn -
Information on pesticides/antimicrobial chemicals, including safety and disposal
information
New York Department of Health, Bureau of Environmental and Occupational Disease
Epidemiology
(212) 788-4290 www.ci.nyc.ny.us
Features guidelines on Assessment & Remediation of Fungi
Smithsonian Center for Materials Research and Education (SCMRE) (301) 238-3700
www.si.edu/scmre - Guidelines for caring for and preserving furniture, wooden objects
& paper-based materials
University of Michigan Herbarium (734) 764-2407
www.herb.lsa.umich.edu - Specimen-based information on fungi; information on fungal
ecology
Water Loss Institute, Association of Specialists in Cleaning and Restoration (800)
272-7012 or (410) 729-9900
www.ascr.org - Information on water and sewage damage restoration