ATC ASSOCIATES Environmental Consulting and Engineering

1. ATC ASSOCIATES Environmental Consulting and Engineering

2. Introduction to Mold in Buildings and Carpet Contamination Vermont School Boards Insurance Trust April 8, 2004 Presented By: Thomas J. Broido ATC Associates, Inc. Richmond, Vermont 802-434-2113

3. Discussion Topics • What Is Mold? • Why Mold Grows in Buildings • Potential Health Effects • Testing for Mold • Removing Mold • Maintenance Issues • Carpet Issues • Management Issues • For Additional Information

4. What Is Mold? • Fungi are neither animals nor plants and are classified in a kingdom of their own. The term mold is often used to describe fungi that grow indoors. • Molds reproduce by making spores. • It is estimated that over 1.5 million species of mold exist. • Mold spores waft through the indoor and outdoor air continually.

5. Why Mold Grows in Buildings? • Fungi require external food for survival. Can be almost any carbon-based material: • Cellulose (e.g. wood, paper, drywall backing) • Starch-based pastes (e.g. in wallpaper) • Proteins (e.g. keratin in animal skin - Leather)

6. Why Mold Grows in Buildings? • Moisture is also essential (limiting factor) • Roof Leaks, plumbing leaks • Cracks in building envelope (stucco) • Water vapor from high humidity • Condensation from temperature differentials

7. Why Mold Grows in Buildings? • When all conditions are favorable, extensive growth can occur!

8. Potential Health Effects • Fungi can enter body through four routes: • Inhalation - most common • Skin Contact • Ingestion • Injection • Fungi is potentially hazardous in four ways: • Mold spores – Allergic reactions, Asthma • Fungal Mycotoxins • Microbial Volatile Organic Compounds (MVOCs) • Opportunistic Infections - Healthcare

9. Testing for Mold • Testing for mold is often performed during: • Initial Investigations • Before, during, and after removal activities. • Samples may be collected of: • air • dust • bulk materials • Samples may be culturable or non-culturable.

10. Testing for Mold • Ideally, air sampling should employ both methods as neither is reliable alone. • ACGIH Criteria: In Non-problem environments, indoor fungi levels should be similar to, or lower than, outdoor levels. Also, the types of fungi (genus and species) found indoors should be similar indoors to that found outdoors.

11. Removing Mold • EPA Guidelines • OSHA Issues • Negative Pressure Containments • HEPA Vacuums • Trained Workers • Personal Protective Equipment

12. Removing Mold • Porous mold-contaminated materials (e.g. drywall) require complete removal and replacement. Cleaning or spraying with chemicals is generally not recommended. • Semi-porous items (e.g. wood) may be sanded or brushed if only minor growth • Cleaning of non-porous items (e.g. metal, plastics, etc) may be performed in lieu of removal.

13. Post Remediation Criteria • Before containment is dismantled • Visual Inspection • Levels Inside Similar to Outside • Species Rank Order Inside Similar to Outside • If Project Fails Criteria • Costs for re-cleaning • Time frame for re-testing

14. Insurance Issues • Cause of Loss • Source of the water • Time frame after loss • Property condition at time of loss • Pre-existing Conditions • Difficult to establish • Speed of Response Time • Quick response controls overall costs • Dry in 48 hours !!! • Exclusions

15. Maintenance Issues • Roof leak events • Water infiltration events – foundation / window leaks / building envelope • Toilet / bathtub / shower overflow • Pipe leak events • Dishwasher, washing machine,water heater and any other equipment breakdowns

16. Maintenance Issues • Signs of potential mold growth: • Musty odors • Leaky windows - condensation on sills • Paint / wallpaper delaminating • Stained carpeting • Presence of multiple portable de-humidifiers • Visible mold growth • General lack of maintenance • Elevated moisture in building materials

17. Maintenance Issues

18. Carpet Issues • Moisture Damage • Water Infiltration/Leaks • Temperature Differentials • Condensation • Wet Cleaning Adjacent Floors • Improper Cleaning • Dirt Build-up • Inadequate Extraction • Lack of drying within 24 hours

19. Mold Growth in Schools

20. Quick Response Time

21. Water Damage Response • USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 • Clean Water Damage – Mold Prevention • Dry within 24-48 hours • Remove water with water extraction vacuum • Reduce ambient humidity levels with dehumidifier • Accelerate drying process with fans • Clean and dry sub-floor ????

22. Water Damage Response • USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 • Type 2 or 3 Water Damage – biological or chemical pollutants • OSHA may require PPE and Containment • Experienced Professional

23. Water Damage Response • USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 • Clean Water Damage – Mold Growth • Less than 10 square feet • Wet vacuum or steam clean • HEPA Vacuum • Respirator, gloves, goggles • No Containment

24. Water Damage Response • USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 • Clean Water Damage – Mold Growth • 10 to 100 square feet • Wet vacuum or steam clean & HEPA Vacuum or • Dispose • Respirator, gloves, goggles • Limited Containment

25. Water Damage Response • USEPA – Mold Remediation in Schools and Commercial Buildings, March 2001 • Clean Water Damage – Mold Growth • Greater than 100 square feet • Wet vacuum or steam clean & HEPA Vacuum or • Dispose • Respirator, gloves, goggles • Full Containment

26. Mold Response - IICRC • Institute of Inspection Cleaning and Restoration (IICRC) S520 – Mold Remediation - 2003 • Condition 1 – normal fungal ecology • Condition 2 – traces of growth • Condition 3 – actual growth

27. Mold Response - IICRC • Condition 1 • Clean per IICRC S001 • Condition 2 • Cleanable per IICRC S500 • Recommend wet methods • Condition 3 • Usually cannot be effectively restored • If attempted, follow Condition 2 • Start and finish with HEPA vacuum

28. Response - IICRC • S500 – Water Mitigation • Cushion • If Category 2 or 3 Water – Remove and Dispose • Carpet • If Category 1 Water – Clean per S001 • If Category 3 Water – Remove and Dispose • If Category 2 Water – Clean if Cost Effective • Biocide and Hot Water Extraction Cleaning • Other Methods Not Effective • Absorbent Compounds and Pads • Dry Foam • Shampoo

29. Response - IICRC • S001 – On Location Textile Floor Coverings • Carpet • Dry Soil Removal – Nap Prep & Vacuum • Soil Suspension – Chemicals, Heat, Agitation, Time • Soil Extraction • Nap Setting or Grooming • Drying !!!!!!! • 24 hours

30. Public Relations

31. Management Issues • Who is responsible to respond to water losses • Custodial/Housekeeping ? • Maintenance ? • Business Office ? • Risk Management ? • Who handles communications with occupants and the press • Who hires outside firms when necessary • Communication and documentation • Insurance and public relations purposes

32. Management Issues

33. Management Issues • Have Water Loss Response Plan in Place • Responsibilities • Vendors under contract • Consultant • Drying Contractor • Remediation Contractor • Response times • Approved methods • Consult with Insurance Carrier • Know coverage, co-insurance • Approved contractor requirements

34. For Additional Information • Moldupdate.com Insurance Industry website • Institute of Inspection, Cleaning and Restoration Certification – www.iicrc.org • EPA: Mold Remediation in Schools & Commercial Buildings – March 2001 www.epa.gov.iaq. • American Council of Governmental Industrial Hygienists – Bioaerosols. Assessment and Control –1999 www.acgih.org • New York City Dept. of Health Services – Guidelines on Assessment & Remediation of Fungi in Indoor Environments – 2000