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Mold Remediation:
What is mold remediation?
Remediation is a term that can be generally
described as a procedure of removing toxic or
biohazard contaminants that pose human health
consequences or threats to the environment from
an infected area. Simply stated, remediation is
a clean-up and disinfecting process.
Contaminants can be organic or inorganic
materials. Toxic mold spores are considered by
health care professionals to be organic or
biohazard contaminants. Studies indicate that
exposures to mold can cause a vast array of
health problems in humans and animals.
Remediation is necessary to eliminate or
minimize the health risks posed by elevated
levels of toxic mold spores in indoor air.
Federally Regulated protocols for mold
inspections, mold testing, mold sampling and
mold remediation have yet to be established by
the U.S. Environmental Protection Agency, OSHA
or any other federal agency. Those agencies,
however, have suggested guidelines for mold
remediation. Most reputable mold remediation
companies across the United States use these and
the more formal guidelines established by the
New York City Department of Health on May 7,
1993 (www.ci.nyc.ny.us/health). These steps and
procedures spell out the appropriate methods to
isolate the mold infected area, methods for
debris removal and disposal while protecting the
occupants of a building and the safety of the
remediation workers.
Cost factors for remediation of indoor
mold colonization varies depending on the level
of the mold problem and associated damages.
Costs of professional clean-up also vary
depending on geographic location. If you have
concerns regarding mold and mildew damage,
click here
to contact AMI for a consultation and
site assessment, or, you can speak directly with
one of our certified mold inspectors at
1-800-369-8532.
Mold should be removed as soon as it
appears.
The goal of remediation is to remove or clean
contaminated materials in a way that prevents
the emission of mold spores and dust
contaminated with fungi from leaving a work area
and entering other occupied or non-abatement
areas. At the same time, special care should be
taken to protect the health of workers
performing the abatement (remediation).
Any water intrusion should be stopped and
cleaned immediately (within 24 to 48 hours). The
more time that passes before clean up, drying,
and removal of water damaged materials are
addressed, the greater potential for mold
contamination. In all situations, the source of
water intrusion must be stopped or mold growth
will recur.
Non-porous materials (e.g., metals,
glass, and hard plastics) and semi-porous (e.g.,
wood, and concrete) that are structurally sound
and are visibly moldy can be cleaned and reused.
Cleaning should be done using a detergent
solution.
Porous materials such as ceiling tiles
and insulation, and wallboards with more than a
small area of contamination should be removed
and discarded. Porous materials (e.g.,
wallboard, and fabrics) that can be cleaned, can
be reused, but should be discarded if possible.
A professional restoration consultant should be
contacted when restoring porous materials with
more than a small area of fungal contamination.
All materials to be reused should be dry and
visibly free from mold. Routine visual
inspections should be conducted to watch for
reoccurrences.
Mold and Chlorine Bleach - Do NOT Use
Bleach in an Attempt To Kill Mold
Chlorine Bleach (sodium hyporchlorite) is NOT an
effective chemical for killing colonized mold.
Numerous state and U.S. federal agencies,
including the EPA, recommend the use of it but
it is NOT EFFECTIVE for killing mold in building
materials (wood, products, wall board, ceiling
tiles, etc.). OSHA, another federal agency on
the other hand, does not recommend the use of
bleach. The EPA use to recommend using bleach to
get rid of mold on their web site but they don't
anymore. That's because bleach is not effective
for removing mold. In fact, bleach usually makes
mold problems worse. Bleach is 98% water. Once
the active chemicals in bleach dissipate, all
that's left is water. Water is what caused the
mold problem to begin with. Using bleach on mold
is like pouring gas on fire.
Five different levels of abatement are
described below. The size of the area impacted
by mold contamination primarily determines the
type of remediation. The sizing levels are based
on professional judgment and practicality;
currently there is not adequate data to relate
the extent of contamination to frequency or
severity of health effects.
Level I:
Small Isolated Areas (10 sq. ft or less) -
e.g., ceiling tiles, small areas on walls
1. Small remediation jobs under 10 square feet
can usually be conducted by a non-professional.
Such persons should have knowledge of proper
clean up methods, personal protection, and
potential health hazards.
2. An OSHA approved respiratory protection
device such as the N95 disposable respirator,
available at Home Depot, should be worn at all
time while in the abatement area. Gloves and eye
protection should be worn also.
3. The work area should be unoccupied. Vacating
people from spaces adjacent to the work area is
not necessary but is recommended in the presence
of infants (less than 12 months old), persons
recovering from recent surgery, immune
suppressed people, or people with chronic
inflammatory lung diseases (e.g., asthma,
hypersensitivity pneumonitis, and severe
allergies).
4. Containment of the work area is optional.
However, dust suppression methods, such as
misting (not soaking) or covering surfaces with
plastic prior to remediation, are recommended.
5. Contaminated materials that cannot be cleaned
should be removed from the building in a sealed
plastic bag. There are no special requirements
for the disposal of moldy materials.
6. The work area and areas used by remedial
workers for egress should be cleaned with a damp
cloth and/or mop and a detergent solution.
7. All areas should be left dry and visibly free
from contamination and debris.
Level II:
Mid-Sized Isolated Areas (10 - 30 sq. ft.)
- e.g., individual wallboard panels.
1. Mid-sized remediation jobs over 10 square
feet can be conducted by a non-professional,
however, careful assessment is recommended
before beginning to help determine if a
professional remediator would be better. Such
persons should have knowledge of proper clean up
methods, personal protection, and potential
health hazards.
2. An OSHA approved respiratory protection
device such as the N95 disposable respirator,
available at Home Depot, should be worn at all
time while in the abatement area. Gloves and eye
protection should be worn also.
3. The work area should be unoccupied. Vacating
people from spaces adjacent to the work area is
not necessary but is recommended in the presence
of infants (less than 12 months old), persons
recovering from recent surgery, immune
suppressed people, or people with chronic
inflammatory lung diseases (e.g., asthma,
hypersensitivity pneumonitis, and severe
allergies).
4. The work area should be covered with a
plastic sheet(s) and sealed with tape before
remediation, to contain dust/debris in the
abatement area. Seal ventilation ducts/grills in
the work area and areas directly adjacent with
plastic sheeting. (Blue Painter's Tape will
usually not damage wall surfaces)
5. Dust suppression methods, such as misting
(not soaking) or covering surfaces with plastic
prior to remediation, are recommended.
6. Contaminated materials that cannot be cleaned
should be removed from the building in sealed
plastic bags. There are no special requirements
for the disposal of moldy materials.
7. The work area and areas used by remedial
workers for egress should be HEPA vacuumed (a
vacuum equipped with a High-Efficiency
Particulate Air filter) and cleaned with a damp
cloth and/or mop and a detergent solution.
8. All areas should be left dry and visibly free
from contamination and debris.
Level III:
Large Isolated Areas (30 - 100 square feet)
- e.g., several wallboard panels.
1. A mold inspection professional with
experience performing microbial investigations
should be consulted prior to remediation
activities to provide oversight for the project.
The following procedures at a minimum are
recommended:
2. Personnel trained in the handling of
hazardous materials and equipped with
respiratory protection in accordance with the
OSHA respiratory protection standard (29 CFR
1910.134, is recommended. Gloves and eye
protection should be worn.
3. The work area and areas directly adjacent
should be covered with a plastic sheet(s) and
taped before remediation, to contain
dust/debris.
4. Seal electrical switches and outlets and
ventilation ducts/grills in the work area and
areas directly adjacent with plastic sheeting.
(Blue Painter's Tape will usually not damage
wall surfaces)
5. The work area and areas directly adjacent
should be unoccupied. Further vacating of people
from spaces near the work area is recommended in
the presence of infants (less than 12 months
old), persons having undergone recent surgery,
immune suppressed people, or people with chronic
inflammatory lung diseases (e.g., asthma,
hypersensitivity pneumonitis, and severe
allergies).
6. Dust suppression methods, such as misting
(not soaking) or covering surfaces with plastic
prior to remediation, are recommended.
7. Contaminated materials that cannot be cleaned
should be removed from the building in sealed
plastic bags. There are no special requirements
for the disposal of moldy materials.
8. The work area and surrounding areas should be
HEPA vacuumed and cleaned with a damp cloth
and/or mop and a detergent solution.
9. All areas should be left dry and visibly free
from contamination and debris.
If abatement procedures are expected to generate
a lot of dust (e.g., abrasive cleaning of
contaminated surfaces, demolition of plaster
walls) or the visible concentration of the fungi
is heavy (blanket coverage as opposed to
patchy), then it is recommended that the
remediation procedures for Level IV are
followed.
Level IV:
Extensive Contamination (greater than
100 contiguous square feet)
A mold inspection professional with experience
performing microbial investigations should be
consulted prior to remediation activities to
provide oversight for the project. The following
procedures are recommended:
Personnel trained in the handling of hazardous
materials equipped with:
Full-face respirators with high efficiency
particulate air (HEPA) cartridges
Disposable protective clothing covering both
head and shoes
Gloves
Containment of the affected area:
Complete isolation of work area from occupied
spaces using plastic sheeting sealed with duct
tape (including ventilation ducts/grills,
fixtures, and any other openings)
The use of an exhaust fan with a HEPA filter to
generate negative pressurization
Airlocks and decontamination room.
Vacating people from spaces adjacent to the work
area is not necessary but is recommended in the
presence of infants (less than 12 months old),
persons having undergone recent surgery, immune
suppressed people, or people with chronic
inflammatory lung diseases (e.g., asthma,
hypersensitivity pneumonitis, and severe
allergies).
Contaminated materials that cannot be cleaned
should be removed from the building in sealed
plastic bags. The outside of the bags should be
cleaned with a damp cloth and a detergent
solution or HEPA vacuumed in the decontamination
chamber prior to their transport to
uncontaminated areas of the building. There are
no special requirements for the disposal of
moldy materials.
The contained area and decontamination room
should be HEPA vacuumed and cleaned with a damp
cloth and/or mop with a detergent solution and
be visibly clean prior to the removal of
isolation barriers.
Air monitoring should be conducted prior to
occupancy to determine if the area is fit to
reoccupy.
Proper Containment: This is a picture
of a proper containment area.
Click on the image to see a larger picture.
Notice the tight and secure appearance of the
plastic and the tape seams. This prevents
breaches (leaks) in the containment area which
can can cause cross-contamination of
non-effected areas. A professional containment
area will always look like this.
Improper Containment: This is a
picture of an improper containment area.
Click on the image to see a larger picture.
There is only one reason for a containment area
to look like this; and that is inexperience. If
your containment materials sag, droop or or the
the seams and zippers open or come loose from
the surface, inform your contractor immediately.
Level V:
Remediation of HVAC Systems
5.1 A Small Isolated Area of
Contamination (-10 square feet) in the HVAC
System
1. Remediation can be conducted by a
non-professional. Such persons should have
knowledge of proper clean up methods, personal
protection, and potential health hazards.
2. An OSHA approved respiratory protection
device such as the N95 disposable respirator,
available at Home Depot, should be worn at all
time while in the abatement area. Gloves and eye
protection should be worn also.
3. The HVAC system should be shut down prior to
any remedial activities.
4. The work area should be covered with a
plastic sheet(s) and sealed with tape before
remediation, to contain dust/debris.
5. Dust suppression methods, such as misting
(not soaking) or covering surfaces with plastic
prior to remediation, are recommended.
6. Growth supporting materials that are
contaminated, such as the paper on the
insulation of interior lined ducts and filters,
should be removed. Other contaminated materials
that cannot be cleaned should be removed in
sealed plastic bags. There are no special
requirements for the disposal of moldy
materials.
7. The work area and areas immediately
surrounding the work area should be HEPA
vacuumed and cleaned with a damp cloth and/or
mop and a detergent solution.
8. All areas should be left dry and visibly free
from contamination and debris.
9. A variety of biocides are recommended by HVAC
manufacturers for use with HVAC components, such
as, cooling coils and condensation pans. HVAC
manufacturers should be consulted for the
products they recommend for use in their
systems.
5.2 Areas of Contamination (+10 square
feet) in the HVAC System
1. A mold inspection professional with
experience performing microbial investigations
should be consulted prior to remediation
activities to provide oversight for remediation
projects involving more than a small isolated
area in an HVAC system. The following procedures
are recommended:
2. Personnel trained in the handling of
hazardous materials equipped with:
*Respiratory protection (e.g., N95 disposable
respirator), in accordance with the OSHA
respiratory protection standard (29 CFR
1910.134, is recommended.
**Gloves and eye protection
***Full-face respirators with HEPA cartridges
and disposable protective clothing covering both
head and shoes should be worn if contamination
is greater than 30 square feet.
3. The HVAC system should be shut down prior to
any remedial activities.
4. Containment of the affected area:
*Complete isolation of work area from the other
areas of the HVAC system using plastic
sheeting sealed with duct tape.
**The use of an exhaust fan with a HEPA filter
to generate negative pressurization.
***Airlocks and decontamination room if
contamination is greater than 30 square feet.
5. Growth supporting materials that are
contaminated, such as the paper on the
insulation of interior lined ducts and filters,
should be removed. Other contaminated materials
that cannot be cleaned should be removed in
sealed plastic bags. When a decontamination
chamber is present, the outside of the bags
should be cleaned with a damp cloth and a
detergent solution or HEPA vacuumed prior to
their transport to uncontaminated areas of the
building. There are no special requirements for
the disposal of moldy materials.
6. The contained area and decontamination room
should be HEPA vacuumed and cleaned with a damp
cloth and/or mop and a detergent solution prior
to the removal of isolation barriers.
7. All areas should be left dry and visibly free
from contamination and debris.
8. Air monitoring should be conducted prior to
re-occupancy with the HVAC system in operation
to determine if the area(s) served by the system
are fit to reoccupy.
9. A variety of biocides are recommended by HVAC
manufacturers for use with HVAC components, such
as, cooling coils and condensation pans. HVAC
manufacturers should be consulted for the
products they recommend for use in their
systems.
Hazard Communication:
When fungal growth requiring large-scale
remediation is found, the building owner,
management, and/or employer should notify
occupants in the affected area(s) of its
presence. Notification should include a
description of the remedial measures to be taken
and a timetable for completion. Group meetings
held before and after remediation with full
disclosure of plans and results can be an
effective communication mechanism. Individuals
with persistent health problems that appear to
be related to bioaerosol exposure should see
their physicians for a referral to practitioners
who are trained in occupational/environmental
medicine or related specialties and are
knowledgeable about these types of exposures.
Individuals seeking medical attention should be
provided with a copy of all inspection results
and interpretation to give to their medical
practitioners.
Summary:
In summary, the prompt remediation of
contaminated material and infrastructure repair
must be the primary response to fungal
contamination in buildings. The simplest and
most expedient remediation that properly and
safely removes fungal growth from buildings
should be used. In all situations, the
underlying cause of water accumulation must be
rectified or the fungal growth will recur.
Emphasis should be placed on preventing
contamination through proper building
maintenance and prompt repair of water damaged
areas.
Widespread contamination poses much larger
problems that must be addressed on a
case-by-case basis in consultation with a health
and safety specialist. Effective communication
with building occupants is an essential
component of all remedial efforts. Individuals
with persistent health problems should see their
physicians for a referral to practitioners who
are trained in occupational/environmental
medicine or related specialties and are
knowledgeable about these types of exposures.
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Mold
Remediation Contractors:
Choosing a mold remediation contractor can be
either a great experience experience or a
horrible one. There are so many different
certifying bodies for mold remediators that it's
difficult for the "outsider" to know what to
look for. As a consumer, there are some very
important things you should know when choosing a
mold remediator.
1. No Licensing Requirements
Just because someone is a mold remediator does
not mean he or she is a licensed contractor. In
fact, the vast majority of mold remediators are
not licensed. In California and most other
States, remediation is classified as janitorial
work. Janitors are not required to be licensed,
nor are they subject to any training or
qualifications that a building or remodeling
contractor is regulated by.
2. No Licensing Body
At the time of this writing, there is no
"official" certifying body for mold remediators
(official meaning a public education institute,
Federal Government Agency, or Federal Government
sanctioned instruction or training facility).
Don't be fooled by privately held organizations
that included the words; "school", "academy", or
"institute" in their business name. Anyone can
start a company or program and call it a school
or institute and even use those words in the
business name. That does not imply or suggest
that all organizations touting the words
"school" or "institute" are inept. The Institute
of Inspection, Cleaning and Restoration
Certification (IICRC), for example, is a fine
organization and by far the most technically
advanced resource for training in the
remediation field. AMI only recommends IICRC
certified mold remediators. But the fact remains
that there is no State or Federal requirements
or regulations for mold remediation contractors.
3. No Insurance Requirements
Liability and workers compensation insurance for
mold remediators can cost tens of thousand of
dollars per year. Because of the high cost, the
majority of mold remediators are uninsured.
Liability insurance covers damage done to your
property. If your contractor has no liability
insurance and accidentally breaks a priceless
air loom or drives a nail into an electrical
wire and burns your house down, the damage is
not covered. Workers compensation insurance
covers any workers that may be injured on the
job. If am employee of your remediation
contractor is hurt or disabled while working on
your property and the contractor does not have
workers compensation insurance, the employee can
sue you. Always insist on proof of
current insurance from your remediation and a
phone number you can call to verify that
payments are current.
4. No Price Regulations
There is no price or job cost regulations
for mold remediation contractors. They can
charge whatever they want. Most of the
sub-standard remediators charge whatever they
think they can get out of you depending on your
zip code. The more reputable companies use a
standardized estimating software program called
Xactimate. Insurance companies typically insist
on Xactimate pricing. You should too. 5.
Conflict of Interest
Currently, the number one scam in the mold
industry are companies that perform both mold
inspections and mold remediation. The mold
remediation business is highly profitable, much
more so than the mold inspection business, and
many mold remediators are performing mold
inspections for the sole purpose of finding
expensive mold remediation work for themselves.
Unfortunately, most consumers simply don't know
enough about mold or mold remediation to know
when they are being bamboozled and end up
spending thousands of dollars on repairs that
were never necessary. At AMI, we believe that
engaging in both the inspection business and the
remediation business is clearly a conflict of
interest. The best way to avoid becoming a
victim of mold remediation fraud is make sure
the person doing your mold inspection does not
profit from what he finds. 6.
Post-remediation Clearance Testing
After the remediation work is done and the
job is ready to be put back together, always
insist on a post-remediation inspection and air
test. It's your only way of knowing that the
remediation was successful. Never let your
remediation contractor perform the clearance
test. They are highly motivated to get paid and
be off to the next job. Insist on third-party
testing before signing off on the paperwork.
7. Encapsulation
Encapsulation is a final step that some
remediators implement to help seal in any mold
that may get left behind. It can also influence
the post-remediation air test. The intended
purpose of encapsulating after remediation is to
coat the salvaged construction materials with a
moisture barrier, thereby limiting the potential
for mold to reoccur. Encapsulation is not
necessarily wrong, although it is AMI's position
is that; if all the mold has been removed, there
shouldn't be anything left to encapsulate.
However, if your contractor intends to use a
spray-on encapsulant, insist on one that is
clear. Some use a solid color encapsulant so the
the post-remediation inspector cannot see the
any mold that they missed. Some contractors use
a product called KILZ, which is an inexpensive
stain-killing paint that has no moisture barrier
properties at all. Be sure to discuss this with
your contractor ahead of time. Once KILZ or a
solid color encapsulant is applied, it's too
late.
8. The Up-Side
This information is offered to provide you the
consumer with knowledge about mold remediation
contractors that you might not otherwise hear.
It is not meant to be derogatory or paint all
mold remediators with the same brush. A
qualified and honest mold remediation specialist
is the best person to have working on your mold
project. The up-side to hiring a certified mold
professional is that the job will be done right.
Builders, remodelers and handy-men may be highly
skilled and compentent in their respective
fields. But if they have not been properly
trained and certified by an organization such as
the IICRC, they can unknowingly turn a small
remediation project into a complete nightmare.
How do you know if you're hiring a highly
skilled, competent professional? 1. Insist
on a contractor who is IICRC certified and
require him or her to include a copy of their
certification along with their proposal. Often
times the business owner himself may be IICRC
certified but the employees he sends out to your
job are not. Ask your contractor if the workers
are IICRC certified and if not, will he/she
personally supervise them onsite. 2. Require
your contractor to include a recently dated
certificate of liability and workers
compensation insurance along with their
proposal. On large scale commercial jobs, ask
for a certificate naming your company as an additional
insured. 3. Ask for three references that are
at least one year old and call them. A fresh
remediation job always looks great right after
the work is done. But if the work was not done
correctly, it could take 6 to 9 months to find
out.
For a list of qualified professional mold
remediation contractors in your area, call:
1-800-369-8532
Mold
Remediation Links
A Brief Guide to Mold, Moisture, and Your
Home
This Guide provides information and guidance for
homeowners and renters on how to clean up
residential mold problems and how to prevent
mold growth.
[PDF]
[HTML]
Una Breve Guía para el Moho, la Humedad y su
Hogar
está disponible en el formato [PDF]
Mold Remediation in Schools and Commercial
Buildings
This document presents guidelines for the
remediation/cleanup of mold and moisture
problems in schools and commercial buildings;
these guidelines include measures designed to
protect the health of building occupants and
remediators. [PDF]
[HTML] |
The
golden rule of mold remediation is:
