Mold Remediation Practices
Lorman Educational ServicesMold RemediationPracticesPresented by: A. James Partridge, PE
James Partridge Consulting, LLC925 South Adams RoadBirmingham MI 48009-7039248.645.1465 voice248.645.1590 fax mailto:jim@jpconsulting-llc.com James Partridge Associates, Inc. mailto:jim@jpa-engineers.com
Lorman Educational Services Remediation Guidelines NotCodes DetermineWater Source Water IntrusionElimination Hidden Mold Inspection ofWall Cavities RapidResponse Containment Barriers Air Flow & AirExchange Rates Negative Air CFM Required Comparison ofIndustryStandards of Care NYCDOH/EPA/IICRC S520Requirements 10sf 10–30sf 30–100sf 100sf SanitarySewageBackflow Psychrometrics Temperatureand RelativeHumidity VaporPressure MoistureContent of Air Solution Bibliography CurriculumVitae
RemediationTo remove or clean contaminated materials in a way thatprevents the emission of fungi or dust contaminated withfungi from leaving a work area and entering an occupiedor non-abatement area, while protecting the health ofthe workers performing the abatement.
Guidelines Not CodesEPA: “Mold Remediation in Schools and CommercialBuildings”“ This document presents guidelines for theremediation/cleanup of mold and moisture problems inschools and commercial buildings; these guidelinesinclude measures designed to protect the health of thebuilding occupants and remediators.”
NYCDOH: “Guidelines on Assessment and Remediation ofFungi in Indoor Environments”“This document is not a legal mandate and should beused as a guideline. Currently there are no United StatesFederal, New York State, or New York City regulations forevaluating potential health effects of fungalcontamination and remediation. These guidelines aresubject to change as more information regarding fungalcontaminants becomes available.”
IICRC: “Standard and Reference Guide for ProfessionalMold Remediation,” S520“This Standard describes the procedures to be followedand the precautions to be taken when performing moldremediation in residential, institutional and commercialbuildings and on personal property contents of thesestructures.”
Determine Water SourceWhen addressing mold problems, don’t forget to addressthe source of the moisture problem, concurrent or priorto remediation or the mold problem may simplyreappear.Check for source of intrusion, for high humidity, andcondensation problems as well as actual water leaks,maintenance issues, and HVAC problems.Revise and/or carry out maintenance plan if necessary.Revise remediation plan as necessary, if additionaldamage is discovered during remediation.
Water Intrusion EliminationFix the water intrusion source or high humidity problem.Repair or reconstruct as necessary to ensure thecausation is eliminated. All repairs or reconstruction mustbe accomplished in excess of the minimum requirementsof the Michigan Building Codes, 2003.
Hidden MoldIn many cases, indoor mold growth may not be obvious.It is possible that mold may be growing on hiddensurfaces, such as the backside of drywall, wallpaper orpaneling, the top of ceiling tiles, the underside of carpetsand pads.Some building materials such as drywall with vinyl paperover it or wood paneling, may act as vapor barriers,trapping moisture underneath their surfaces and therebyproviding a moist environment where mold can grow.
Investigating hidden mold problems may be difficult andwill require caution when the investigation involvesdisturbing potential sites of mold growth. EPArecommends the use of personal protection equipment(PPE).If hidden mold is discovered, revise the remediation planto account for the total area affected by mold growth.
Inspection of Wall Cavities“Wall cavities can be observed by drilling small (typically4-inch) diameter holes between structural members inthe interior gypsum wallboard (GWB). During drilling andobservation, a HEPA equipped vacuum is utilized tocapture gypsum dust and any possible biologicalparticulate, including mold spores, which might bereleased by drilling. In addition, a negative air machineequipped with a HEPA filter is located near the hole inthe room during inspection activities to capture any duststhat might have resulted from the presence of the openhole in the wall.”
“These precautions are taken to ensure that investigationactivities do not result in additional mold spore exposuresto building occupants. Following observation andmeasurement, each hole is patched with the removedGWB plug, drywall tape, and drywall “mud” such that noair pathway remains from the wall cavity into theoccupied building.”
Rapid ResponseNYCDOH states: “Building materials supports fungalgrowth must be remediated as rapidly as possible inorder to ensure a healthy environment.”IICRC S500: Figure 1 indicates the time period for cleanwater damage to hygroscopic material to develop themicroorganism contamination equivalency to grey andblack water.Diagram B and C indicate microbial growth commencingat 48 hours and at 6 days the clean water is microbiallyequivalent to black water (sanitary affluents, groundsurface water, rising water from rivers and streams).
ASHRAE (American Society of Heating, Refrigerating andAir-Conditioning Engineers) technical paper presented atthe ASHRAE-IAQ Conference in 2001 entitled “HowQuickly Most Gypsum Board and Ceiling Tile Be Dried toPreclude Mold Growth After a Water Accident.”The results of their incubations provide empiricalevidence that significant mold growth does occur within2 to 3 days. This supports the “conventional wisdom”that 2 to 3 days is the relevant time frame. The humiditylevels used in the study did not prevent mold growth,once materials were wet.
Pasanen et al. (2000) similarly found that drying at 50%RH had little detrimental effect on the molds and even30% RH permitted some growth. Incubations in the IAQConference study also indicated that air in the range of40% to 45% RH is inadequate to prevent growth onbuilding materials in static conditions.Thus, the industry standard of reducing moisture levelsto 40% as rapidly as possible may not be adequate toprevent mold growth on ceiling tile and drywall.Mitigating the loss can be accomplished by a rapidresponse, maximizing mechanical water extraction anddesiccant dehumidification.
ContainmentA precaution used to minimize cross-contamination fromaffected to unaffected areas by traffic, material handlingor airborne distribution. Containment normally consists of6-mil polyethylene (“poly”) sheeting often in combinationwith negative air pressure to prevent crosscontamination.
Barriers (NYCDOH: Levels I,II, and III)
Barriers (NYCDOH: Level IV)
Air Flow & Air Exchange RatesNegative AirBecause the negative air machines actual air flow rate incubic feet per minute (cfm) is lower than the factoryrating, due to resistance in the filter elements, attachedductwork, and the tightness of the building beyond thecontainment area, I recommend using 8 to 10 airchanges (AC) per hour to allow for accidents and loosecontainment in lieu of the minimum 4 ACH in Standards.
CFM REQUIRED ROOM VOLUME (FT3) x NUMBER OF --60 minutes/hour LxWxHx10------------60 LxWxHx0.166Therefore the cfm should be 13% to 17% of the areavolume.
BUT if the outdoor air has a high relative humidity in thesummer months, reduce negative air exchange anddouble or greater the decon and adjacent space scrubberair volumes.
Comparison of IndustryStandards of CareI Total Surface Area Affected (Less Than 10 square feet)Remediation Conducted by Maintenance PersonnelRespiratory Protection, Gloves and Eye ProtectionContainment RequiredWork Area Should Be UnoccupiedContaminated Material Removed in Plastic BagsEgress Work Area CleanedScrubbers RecommendedArea Left Dry and Visibly Free of Contamination and DebrisShut Down HVAC SystemsEPA (1,2)NYCDOHIICRC/S520 (3)XXXXXNNX-3XXX (4)XXXXNot addressed - Recommended by JPCNOTES:1. Remediating Building Materials with Mold Growth Caused by Clean Water.2. If Water Damage by Other Than Clean Water then OSHA requires PPE and containment.3. Surface Mold Growth - Standard does not categorize based on Affected Area.4. Waste Materials removed to waste container in a manner that minimizes the possibility of cross-contamination.XNNot AddressedRecommendsNot Required
Comparison of IndustryStandards of CareII Total Surface Area Affected (10 - 30 square feet)Remediation Conducted by Maintenance PersonnelRemediation Personnel TrainedRespiratory Protection, Gloves and Eye ProtectionWork Area UnoccupiedContainmentDust Suppression Or ScrubbersContaminated Material Removed in Plastic BagsEgress Work Area HEPA Vacuumed and CleanedNegative Pressure Exhaust FanArea Left Dry and Visibly Free of Contamination and DebrisShut Down HVAC SystemsEPA (1,2)XXXXXXNYCDOHXXXXXXXXX(3)IICRC/S520 (4)XXXX (5)(3)NOTES:1. Remediating Building Materials with Mold Growth Caused by Clean Water.2. If Water Damage by Other Than Clean Water then OSHA requires PPE and containment.3. Recommended by JPC.4. Limited Mold Growth - Standard does not categorize based on Affected Area.5. Waste Materials removed to waste container in a manner that minimizes the possibility of cross-contamination.XNNot AddressedRecommendsNot Required
Comparison of IndustryStandards of CareIII Total Surface Area Affected (30 - 100 square feet)Health and Safety Professional ConsultedRemediation Personnel TrainedRespiratory Protection, Gloves and Eye ProtectionWork Area UnoccupiedAreas Directly Adjacent UnoccupiedContainmentNegative Pressure Exhaust FanDust Suppression MethodsContaminated Material Removed in Plastic BagsWork Area and Surrounding HEPA Vacuumed and CleanedArea Left Dry and Visibly Free of Contamination and DebrisDust Generation, Heavy Fungi Concentration, then IncreaseRemediation Procedure to IVShut Down HVAC SystemsEPA (1,2)XXXXX-NYCDOHXXXXXXXXXXIICRC/S520 (3)XXXXX (4)-XXXXNOTES:1. Remediating Building Materials with Mold Growth Caused by Clean Water.2. If Water Damage by Other Than Clean Water then OSHA requires PPE and containment.3. Extensive Mold Growth - Standard does not categorize based on Affected Area.4. Waste Materials removed to waste container in a manner that minimizes the possibility of cross-contamination.XNNot AddressedRecommendsNot Required
Comparison of IndustryStandards of CareIV Total Surface Area Affected (Greater than 100 square feet)Health and Safety Professional ConsultedRemediation Personnel TrainedFull Face Respirators, Gloves, Eye Protection, DisposableProtective Clothing covering Head and FeetContainment - Complete Isolation of Work AreaNegative Pressure Exhaust FanAir Lock and Decontamination RoomAreas Directly Adjacent UnoccupiedContaminated Material Removed in Plastic Bags, Outside of BagsHEPA Vacuumed in Decontamination ChamberContained Area and Decontamination Room HEPA Vacuumedand Cleaned Prior to Barrier RemovalAir Monitoring Prior to OccupancyShut Down HVAC SystemsEPA (1,2)XNYCDOHXXIICRC/S520 (3)XXXXXX-XXXXXXXXX-XXX (4)XXXXXNOTES:1. Remediating Building Materials with Mold Growth Caused by Clean Water.2. If Water Damage by Other Than Clean Water then OSHA requires PPE and containment.3. Extensive Mold Growth - Standard does not categorize based on Affected Area.4. Waste Materials removed to waste container in a manner that minimizes the possibility of cross-contamination.XNNot AddressedRecommendsNot Required
Comparison of IndustryStandards of CareV Remediation of HVAC SystemsEPA (1,2)NYCDOHIICRC/S520 (3)- Consult Health and Safety Professional; beyond the scope of this presentation Recommend incorporating the most stringent requirement of each standard therby minimizing the potential forcross-contamination.
Sanitary Sewage Backflow orDischarge Into BuildingsAssessment: The assumption must be that potentialpathogens are present in the contamination. Suchmicrobial contamination includes bacteria, fungi, viruses,and parasites.Another aspect of health impact is that the conditionscaused by sewage backflow or flooding are conducive tothe growth of nonsewage microorganisms.
Methodology: Indoor relative humidity of 40% or lessshould be attained as quickly as possible, this is typicalfor drying of hygroscopic materials in structures. Rapiddrying that stresses proper management of temperature,air flow, pressure differentials, and dehumidification isessential for success. Desiccant dehumidification couldbe employed to reduce the RH to as low a level aspossible. Use of blowers to evaporate bound water notrecommended thus desiccant dehumidifiers are moreeffective than refrigerants.
Porous material that have a value that exceeds the costof restoration (high value rugs, etc.) should be removedand restored offsite.Chemical disinfectants are appropriate for use in areasexposed to sewage. These chemicals are defined asbeing capable of inactivating potential pathogenicmicroorganisms on inert, nonporous substrates.
Psychrometrics
SolutionWe have a dysfunctional construction family. Moldgrowth in buildings illustrates the disconnect betweenthe technical wisdom of building science and theeconomic wisdom of the market for building constructionand operation.Designing and constructing the building enclosure to beable to dry when it gets wet is essential.We tend to focus on preventing things from getting wetbut we must also provide a plan for letting things dryafter they get wet. In many instances the techniquesused to prevent wetting also prevent drying.
The fundamental principle of rain (and ground water)control is to shed water by layering materials in such away that water is directed downward and out of thebuilding.Drainage, drainage, drainage.Drainage applies to assemblies such as walls, roofs, andfoundations, as well as to the components that can befound in walls, roofs, and foundations, such as windowsdoors, and skylights. It also applies to the openings forthe windows, doors, and skylights and to the assembliesthat connect to walls, roofs, and foundations, such asbalconies, decks, railings, and dormers.
Finally, it also applies to the building as a whole.Overhangs can be used to drain water away from walls.Canopies can used to drain water away from windows,and site grading can be used to drain water away fromfoundation perimeters.If we designed and built in compliance with buildingcodes then much of the remediation activity would beeliminated.
James Partridge Consulting, LLC925 South Adams RoadBirmingham MI 48009-7039248.645.1465 voice248.645.1590 fax mailto:jim@jpconsulting-llc.com James Partridge Associates, Inc. mailto:jim@jpa-engineers.com
BibliographyACGIH: American Conference of Governmental IndustrialHygienists, “Bioaerosols: Assessment and Control.”IICRC: Institute of Inspection Cleaning and Restoration,S500 “Standard and Reference Guide for ProfessionalWater Damage Restoration.”IICRC: Institute of Inspection Cleaning and Restoration,S520 “Standard and Reference Guide for ProfessionalMold Remediation.”NYC Standards: New York City Department of Health,Bureau of Environmental and Occupational DiseaseEpidemiology, “Guidelines on Assessment andRemediation of Fungi in Indoor Environments.”
ASHRAE: American Society of Heating, Refrigerating, andAir-Conditioning Engineers handbooks.ASHRAE: American Society of Heating, Refrigerating, andAir-Conditioning Engineers IAQ 2001 ConferenceProceedings, “How Quickly Must Gypsum Board andCeiling Tile Be Dried to Preclude Mold Growth After aWater Accident?”, W. Elliott Horner, Philip R. Morey, BryanK. Ligman
EPA: Environmental Protection Agency, “MoldRemediation in Schools and Commercial Buildings.”CDC: Centers for Disease Control and Prevention;National Center for Environmental Health.AIHA: American Industrial Hygiene Association, “FieldGuide for the Determination of Biological Contaminationin Environment Samples.”AIHA: American Industrial Hygiene Association, “Reportof Microbial Growth Task Force,” May 2001.
ASTM: American Society for Testing Materials, STP1352“Water Problems in Building Exterior Walls: Evaluation,Prevention, and Repair.”ASTM: American Society for Testing Materials, STP1422“Performance of Exterior Building Walls.”AEE: Association of Energy Engineers.AIAQC: American Indoor Air Quality Council.ICLE: Institute for Continuing Legal Education, “MoldMatters: Everything You Should Know,” March 2003.
BG: Building Green, “Environmental Building News.”MCH: Moisture Control Handbook, “Principles andPractices for Residential and Small CommercialBuildings,” Joe Lstiburek and John Carmody.HPAC Engineering, “Moisture, Building Enclosures, andMold,” Joseph Lstiburek.Atmospheric Environment, “Fungal microcolonies onindoor surfaces: An explanation for the base-level fungalsport counts in indoor air,” A. L. Pasanen, H. HeinonenTanski, P. Kalliokoski, and M. Tantunen.
IICRC S500: Figure 1 indicates the time period for clean water damage to hygroscopic material to develop the microorganism contamination equivalency to grey and black water. Diagram B and C indicate microbial growth commencing at 48 hours and at 6 days the clean water is microbially equivalent to black water (sanitary affluents, ground
TTTexas Mold Assessment and Remediation Rules Texas Mold Assessment and Remediation Rules exas Mold Assessment and Remediation Rules ---- Amended May 20, 2007 Amended May 20, 2007 §295.302 3 (16) Facility - Any institutional, commercial, public, governmental, industrial or residential building.
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