Mold: Definition, Procedures and Regulations

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MoldDefinition, Procedures and Regulations

• Ralph P. Jesse
• Environmental Protection Specialist
• USDA ARS - MWA
• 1815 North University Street
• Rm. 2014
• Peoria, IL 61604
• 309-681-6644
• ralph.jesse_at_mwa.ars.usda.gov

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Objectives

• Basic understanding of fungal biology
• Procedures for investigation and abatement
• Regulations and guidelines

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Mold In Buildings

• WHAT is mold?
• WHO is affected?
• WHERE is the mold?
• WHEN is mold a problem?

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Mold - What Is It?

• Microscopic Fungi (living, naturally occurring
  organism)
• The Kingdom fungi includes mushrooms, yeast, and
  mold
• Mold and fungus or fungi can be used
  interchangeably
• Does not have chlorophyll
• Present in almost every commercial building /
  public building / school / home
• Includes Stachybotrys toxic black mold

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• What Does Mold Need To Grow?
• Ubiquitous microorganism present in ambient air
• Nutrient source such as organic substrates,
  cellulose fibers, wood products
• Water / moisture source hydrophilic
• Oxygen
• Proper temperature and relative humidity

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• What Types Of Materials Will Mold Grow On?
• Just about anything
• All it needs is water and a nutrient source
• Primarily cellulose containing products
• Ceiling tiles
• Drywall
• Wood
• Glass
• Metal
• Concrete block
• Plastic

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• Types of Molds
• There are over 30,000 known species of mold
• Known allergens
• Molds ? mycotoxins
• Disease - Mycotoxicosis
• Common toxigenic species in buildings include
• gt Pennicillium
• gt Aspergillus
• gt Cladosporium
• gt Chaetomium
• gt Stachybotrys

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Mycotoxin Producing Molds

• Stachybotrys chartarum Aspergillus fumigatus
  
• Aspergillus flavus / parasiticus Aspergillus
  versicolor
• Fusarium moniliforme Fusarium graminearum
• Fusarium sporotrichioides Paecilomyces varioti
• Penicillium ochraceus Penicillium brevicompactum
• Penicillium aurantiogriseum Penicillium expansum
• Penicillium crustosum Trichoderma viride
• Penicillium verrucosum Memnoniella echinata
• Molds requiring urgent risk management, AIHA
  Guide 96

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Stachybotrys Is It Really That Bad?

• Stachybotrys chartarum (S. chartarum) is a
  toxigenic fungi and so are many other molds
• Exposures to S. chartarum can make some people
  sick and so can exposures to other molds
• Infants in environments with S. chartarum
  contamination may be at higher risk
• Other molds like Aspergillus, Penicillium,
  Fusarium and Alternaria are more common and just
  as important
• The CDC recommends not according a higher status
  to S. chartarum

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Stachybotrys Under A Microscope
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Mycotoxins

• Powerful chemical released by fungi to help in
  competition for food
• Contained in the spores, viable or nonviable
• Penicillin, Satratoxin, Trichothecenes,
  Aflatoxins originally studied as feed and food
  poisons (i.e. peanuts)
• Explain some, but not all of hazardous properties
  of mold

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Who Is Affected?

• Virtually anyone exposed to airborne mold can
  react to various properties of viable and
  nonviable mold spores.
• Asthmatics and others with allergy to mold will
  react at lower exposure levels.
• There may not be a no-effect level for some of
  these individuals.
• Heavily exposed individuals run the risk of
  serious illnesses, beyond the toxic and allergic
  reactions farmers, renovation and demolition
  workers, and abatement workers.
• Infants and susceptible individuals (e.g. persons
  with compromised immune systems, living with HIV,
  cystic fibrosis and the aged) will likely react
  at lower concentrations and require special
  attention.

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Health Effects

• Long known to exacerbate allergies, asthma, etc.
• Unresolved issue
• Does it cause (versus worsen) condition?
• Are effects permanent?
• General belief that removal of person from
  mold-infested environment alleviated condition
• Evidence now suggests
• Some conditions caused by mold
• Some such conditions may be permanent

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• Health Effects cont.
• Mycotoxin exposure
• Microbial VOCs
• Respiratory system asthma and pnuemonitis
• Impaired immune system function toxicosis
• Severe headaches, chronic fatigue, muscle pain
• Skin irritation and dermatitis
• Cold and flu-like symptoms
• Individual responses to exposure affects people
  differently
• Pre-existing medical conditions such as
  allergies, persons with weakened or compromised
  immune systems

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Where Does Mold Come From?

• Always present in the ambient environment
• Abundant in soil, rotting vegetation and potted
  plants
• Spores and mold fragments are easily transported
  through the air
• Need moisture, acceptable temperatures and food
  source to live and multiply

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Where Are There Problems?

• In any building where damp conditions exist or
  have existed homes, schools, offices,
  apartments, barns, etc.

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Geographic / Regional Problem Areas

• The Hot Zone Southeastern US and Gulf Coastal
  States are major problem areas
• Regions where basements and high water tables
  coexist
• Inland areas with a history of flooding
• Most coastal areas

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When Does Mold Contamination Become A Problem?

• Growth on or within walls, ceiling tiles, and
  rugs that exceeds 10 ft2 in extent
• Growth in HVAC systems and ducts
• When asthmatics, immune-compromised and other
  sensitive occupants are present
• Serial episodes of mold contamination in the same
  area / building
• When the problem is not taken seriously

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The Biology Of Mold

• Fungi can be identified to genus or species level
  (i.e. Aspergillus vs. Aspergillus versicolor)
• We need to know the species to properly assess
  risk
• Mold serves an important purpose in nature, its
  the major mechanism for recycling nutrients
• Supports other species
• Spores vary in size - 2 - 60 µm

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The Biology Of Mold

• Gets nutrition through releasing enzymes into the
  surrounding media and absorb back nutrients
• Reproduces by forming and broadcasting spores
• Colonies can reproduce in 5 - 10 days
• A colony 1 diameter 400,000,000 spores
• Spores viable for decades or longer

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Ecology Of Mold In Buildings

• Temperature of 5 - 38o C
• Nutrients
• soil
• dirt
• cellulose in paper, carpet backing, cork, pipe
  wrap, etc.
• Water water them and they will grow!
• condensation in humid rooms, crawlspaces,
  tunnels, closets
• damp basements
• wet sections in air-conditioning ducts
• leaky roofs

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Relative Humidity ? 60

• Associated w/ overgrowth of biologicals
• Ventilation systems
• Carpet, wall spaces, insulation
• Ceiling tiles, window seals
• ? upper airway moisture
• Allows dust H2O soluble toxic chemicals to
  dissolve
• can cause upper airway irritation, inflammation,
  cough

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When Does Mold Occur?

• Mold colonizes when moisture and food source
  exist
• Construction materials create food source
• Use of paper and wood products in construction
  materials
• Add water (leaking pipes / flooding / damaged
  roof) mold colonization

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Investigating and Testing to Assess the Extent of
the Problem
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IAQ Investigation Protocol

• Requires systematic approach
• complex
• potential causes
• Objectives
• Gather info. about bldg.
• Signs symptoms of those w/ health complaints
• Locate ID potential causes
• Determine work relatedness of illnesses
• Remediate by removing / isolating source

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IAQ Investigation Plan

• Questionnaires for employee complaints
• Diary
• Walk-through
• Sampling procedures
• Remediation protocols

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IAQ Influenced by

• Temperature
• Humidity
• Air movement
• Ventilation

Hotel
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Municipal office building
Private office building
Family health center
Public school
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Sources Causes of Poor Indoor Air Quality

• Chemical
• Biological
• Physical
• Psycho-social

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Biological Sources

• Epithelial cells
• Pet dander
• Human skin particles
• Dust mites
• Insects ( insect parts)
• Roaches

• Pollen
• Mold / Fungus
• Bacteria
• Viruses
• By-products of microbes

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Biological Sources

• Standing water / damp areas
• Humidity / microbial growth / trigger illness
  allergies
• Humidity / dust mite growth ? causes asthma /
  allergies

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Protocol for Inspection

• Interviews with occupants and building staff
• Reported symptoms, periodicity and location
• History of water damage
• Walk-through
• Visual colonies
• Ventilation
• Remember standard IAQ parameters CO2, CO, RH, T,
  VOCs, etc.
• Mold tests and reports
• Communication

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• Investigation
• Initial Assessment
• Visual inspection
• Evidence of water damage
• Moisture measurements
• Mold growth
• Air and / or surface sampling not always
• Determine extent of impacts
• Photographic documentation
• Final report summarizing findings

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Conduct Walk-Through and Investigation

• Learn history of building
• Review construction documents
• as-built drawings
• HVAC installation and operation information
• Review maintenance history
• Review reported employee complaints
• Inspect all areas believed to be impacted
• Low key approach if no prior complaints have been
  received
• Photographic / video documentation of existing
  conditions

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Non-Invasive Inspection

• Borescope
• FLIR - Thermal Imaging and Infra-red Cameras
• Moisture meter Protimeter
• Flashlight

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Invasive Inspection

• 50 of mold problems may be hidden from view
• Concealed problems within wall cavities, ducts,
  beneath carpets and tiles etc.
• Holes can be cut for visual inspection, air
  samples, sample probes

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Hidden Mold
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Handling a Pervasive Problem

• If widespread (beyond common areas) develop
  communication plan for disclosure to occupants
• Develop an overall strategy (e.g. aggressive
  assessment, remediation and repair usually the
  best approach)
• Assemble the rest of team needed to implement
  strategy

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Assemble Team

• After initial investigation, assessment and
  formulation of testing / sampling strategy, team
  may also include
• Architect / Engineer
• Remediation Contractor
• Third party Environmental Consultant
• HVAC Professional
• Medical Professionals
• Allergist
• Epidemiologist
• Pulmonary Physician
• Microbiologist

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Communication

• Assess risk asap and review regularly
• Keep all stakeholders informed
• Provide clear and accurate briefing
• Know your comfort zone and seek advice if unsure
• Be proactive

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Assess and Evaluate Potential Illness Impacts

• Determine likelihood of impacts based on sampling
  data
• Develop a strategy for handling illness claims
• To evacuate / relocate or not?
• Must be based on sound scientific and medical
  information and principles

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Sick Buildings versus Sick Occupants

• SBS - Sick Building Syndrome a collection of
  health complaints or symptoms that do not fit a
  case-definable disease, such as headache, eye
  irritation, scratchy throat, itchy skin, cough,
  etc.
• BRI - Building-Related Illness a collection of
  signs and symptoms that fit a case-definable
  disease, such as new onset asthma, Legionnaires
  disease, humidifier fever, tuberculosis, etc.

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How Do You Know If Your Building Has Made Them
Sick?

• Has there been an objective medical evaluation?
• What is their illness?
• Does it seem plausible given the history of the
  building?
• Is it supported by mainstream science?
• Have you considered other causes?
• Do they have a history of claims?

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Assess the Source and Scope of the Problem

• Identify all affected areas
• Identify all impacts
• Property damage
• Scope of remediation / repairs
• Illness
• Identify all sources of water intrusion
• Identify water and mold pathways
• Roof and building envelope
• Basements
• Pipe chases
• HVAC systems
• Air Handlers
• Ducts

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Water Moisture Sources

• Leaks from hot water tanks
• Sewage backflows
• Condensation
• high relative humidity
• temperature
• high air holds more moisture
• low surfaces (e.g. pipes, windows, etc.)
• Flooding from water line breaks
• Sprinkler head breaks
• Infiltration through other building construction
  materials

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Water Moisture Sources cont.

• Poor building maintenance practices
• Slow neglected leaks in plumbing fixtures
• Water and moisture from housekeeping and
  janitorial activities
• HVAC system components such as chillers, cooling
  coils, condensate lines, drain pans, etc.
• Other sources such as icemakers, refrigerators,
  sinks, toilets, lab operations, drinking water
  fountains, etc.

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• Water Intrusion Control Prevention
• Moisture control and water intrusion prevention
  is the single most critical element and
  preventing mold growth inside buildings.
• Immediate drying, cleaning, and / or removal of
  water damaged building materials must be
  performed within 48 hours of the initial water
  damage in order to prevent mold growth.
• Sources of water intrusion should also be
  identified and corrected as soon as reasonably
  possible or the mold will return.

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Drying Procedures

• Four General Principles of Drying
• Excess Water Extraction Removal
• Evaporation Air Movement
• Dehumidification
• dehumidifier
• humidistat-controlled exhaust fan
• Temperature Control

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Mold Monitoring and Assessment
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Monitoring and Testing for Mold

• Sampling and / or testing should be conducted
  after the initial meeting, walk-through and
  occupant interviews
• The choice of sampling and / or testing methods
  should have a logical connection to observations
  and occupant health complaints

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Air, Bulk and Surface Sampling

• Some tests
• Air samples
• culturable
• non-culturable
• Bi-air cassette does both
• Tape, bulk, swab water samples direct
  microscopic examination, qualitative assessment

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Sterile Swabs
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Types of Biological Samples

• Air
• Viable or Culture-based
• Employs the use of an Andersen (or similar)
  sampler
• Results usually reported as colony forming units
  per cubic meter of air (CFU/m3)
• Non-viable or Non-culture-based
• Employs the use of a spore trap sampler
• Results usually reported as particles per cubic
  meter of air (particles/m3)

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Bioaerosol Sampling

• Fungi and bacteria by impactor / culture plate
  methods (i.e. Andersen sampler)
• Requires sanitary handling
• 28.3 Liters (1 cubic foot) per minute
• Predominant individual genera and / or species
  identified
• Relative prevalence
• Indoor / outdoor ratio

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Types of Biological Samples
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Types of Biological Samples
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The BioCassetteTM
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Types of Biological Samples

• Non-viable or Non-culture-based
• Bulk sample, Dust sample, Soil sample, Swab
  sample, Tape sample, Water sample, Wipe sample
• Results usually considered qualitative
• Can reveal types of fungi present and whether
  these fungi are reproducing by the presence or
  absence of fruiting structures, etc.

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Bioaerosol Sampling

• Analysis by non-culture-based methods (e.g. spore
  trap, Air-O-Cell cassette)
• Identification and quantitation of (non-viable)
  particulate matter, including fungal spores,
  hyphae, etc.
• Predominant individual genera and / or species
  identified
• relative rank or relative prevalence
• indoor / outdoor ratio

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Non-Viable Air Sampling

• Zefon Air-O-Cell Sample Cassette
• Collects all airborne spores, pollen, fibers and
  other particulates
• 15 Liters per minute (Lpm)
• Collected particles are analyzed by microscopic
  direct examination
• Mold spores identified to genera level
• Laboratory turn around quick and results can be
  useful for final clearance

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Types of Biological Samples
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Zefon Air O - Cell
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Types of Biological Samples

• Bulk Samples
• Viable or Culture-based
• Results reported as CFU per gram of sample
• Non-viable or Non-culture-based
• Direct visual examination yields quick turnaround
  time, but results are preliminary and qualitative
• May understate the number of different types of
  fungi present

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Importance of QA / QC Practices and Procedures

• Laboratory selection and evaluation
• Sample chain of custody
• Choosing the correct sampling method
• Equipment pre- and post-calibration
• Blanks
• Documentation

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Interpreting Lab Reports

• Disparity in opinion regarding what count is
  normal / acceptable
• Ask the lab
• US Non Residential Buildings 1993 - 2000 samples,
  75 of which yielded fungal counts less than 178
  cfu/m3
• Species present and comparison with outdoor
  mycoflora more important than absolute numbers

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Abatement of Mold Contamination
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Remediation and Abatement

• Develop scope of work
• Prepare written remediation protocols
• Qualified contractors
• Third-party Environmental Consultants
• Removal and decontamination
• Final visual inspections and verification
  clearance testing (typically air surface
  samples)

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Remediation and Abatement

• Develop a remediation plan first
• The key to mold control is moisture control
• Remember to address the source of the moisture
  problem
• Remember to check for high humidity and
  condensation problems as well as actual water
  leaks, maintenance issues, and HVAC system
  problems

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Remediation and Abatement

• Protect the health and safety of building
  occupants and abatement workers
• Consult with safety and health professionals
• Contractors should be using personal protective
  equipment and containment as appropriate

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Mold Cleanup

• The purpose of a abatement should be to mitigate
  mold while preventing human exposure and
  minimizing damage to building materials and
  furnishings
• All mold contamination must be cleaned up
• Dead mold is still allergenic and some dead molds
  can be toxic

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Biocides

• Biocides are toxic to molds and often are toxic
  to humans as well (e.g. bleach, Sporicidin)
• Some biocides are considered pesticides and, in
  some jurisdictions, only registered pesticide
  applicators may apply these products
• ACGIH discourages use
• Alternative - detergent
• Post-remediation sampling for hazardous
  ingredients from MSDS

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Project Monitoring

• Why should you monitor?
• Documentation of remedial efforts, including
  conditions before, during and after efforts
• Management of liability
• Gather data for future evaluation and use

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Project Monitoring

• Monitoring Points
• Prior to commencement of abatement activities
  (initial assessment)
• At abatement commencement
• During abatement
• After completion of abatement
• Often abatement companies will sample during the
  activities
• Be sure to formulate a legally defensible
  sampling strategy

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Quality Controlof the Abatement Project

• The principal quality assurance performance
  indicator is documentation that the precipitating
  water or moisture sources have been identified
  and eliminated.
• from Final Report of AIHA Microbial Growth Task
  Force (May 2001)

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Quality Controlof the Abatement Project

• Other recommended key QA performance indicators
  are
• Documenting appropriate containment protocol
• Documenting that cleaning was performed according
  to specifications
• from Final Report of AIHA Microbial Growth Task
  Force (May 2001)

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Quality Controlof the Abatement Project

• Other recommended key QA performance indicators
  are
• Documenting that mold removal has been in accord
  with the approved remediation plan
• Documenting that remediated areas were checked
  for any remaining unremediated mold and / or
  water damage that may have been revealed during
  the demolition / cleaning process
• from Final Report of AIHA Microbial Growth Task
  Force (May 2001)

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New Remediation Technology

• Building Fumigation Using Chlorine Dioxide Gas to
  permeate construction materials including wall
  cavities
• Non-intrusive remediation
• Follow up verification clearance testing has
  proved successful
• Building must be evacuated and tented
• Safety flammable gas
• Cost and logistical issues

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• Mold Remediation Scenario
• Initial assessment revealed multiple sources of
  water intrusion and water damaged building
  materials
• Extensive visible mold growth identified during
  assessment
• Written remediation protocols developed including
  use of negative pressure containments and air
  scrubbers
• Remediation work consisted of demo. of entire
  inside of building
• Final visual inspections and clearance sampling
  performed at end of project

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Mold Resistant Coatings
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Worker Protection

• No worker who has any sort of immune suppression,
  asthma or mold allergy or who has recently had a
  severe cold or flu should undertake work
• NIOSH respirator with HEPA, or PAPR
• Goggles, gloves, safety boots
• Disposable TYVEK suit
• Electrical Safety

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Abatement - General Points

• Remedy the water problem first
• Classification of work and work practices based
  on NYC 1993 protocol
• April 2000 revision significantly less rigorous
  than 1993 protocol

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Small area clean up (Level I)gt 10 square feet

• Can still cause health risk or contaminate other
  areas
• Regular staff with suitable training and
  protection
• Work area unoccupied - adjacent areas OK
  (exceptions)
• Dust suppression, sealed bags for removal
• Clean-up with damp cloth and detergent

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Mid size isolated area clean-up(Level II)10 - 30
square feet

• Regular staff with suitable training and
  protection
• Work area unoccupied - adjacent areas OK
  (exceptions)
• Work area plastic sheeted and tape sealed
• Dust suppression, sealed bags for removal
• HEPA vacuum Clean-up with damp cloth and detergent

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Large isolated areas (Level III)30 -100 square
feet

• H and S professional consultation
• Trained workers, with personal protection
• Work area plastic sheeted and tape sealed
• Seal ducts and grills
• Work area and directly adjacent areas unoccupied
  - high risk individuals moved
• If abatement dusty use Level 4 procedures

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Level 4 Extensive Contamination gt100 square
feet contiguous

• H and S professional consultation
• Trained workers, with full personal protection
• Work area fully contained, HEPA exhaust, airlocks
  and decontamination room
• Adjacent areas can be occupied - high risk
  individuals moved
• HEPA vacuum and clean up before barriers
  dismantled
• Air monitoring prior to reoccupancy

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Level IV Contamination
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Level V - Remediation of HVAC

• Small areas lt10 square feet regular staff, larger
  areas trained workers
• System shut down
• Consider biocide
• Consultant supervision and air sampling prior to
  reoccupancy if large scale contamination
• Mold
• Biocides
• Coatings

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Mold In Crawl-spaces

• Perform drainage and foundation improvements
  first, if necessary
• Consider several options, perhaps in combination,
  to reduce moisture load in the crawl-space
• Cover soil with thick moisture barrier or
  concrete over open soil
• Provide powered ventilation, perhaps push / pull,
  perhaps on humidistat control
• Remove fibrous insulation, replace with closed
  cell foam

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Post-abatement Monitoring
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Steps to Remediation Closure

• No visual and / or sensory evidence of mold
  contamination during walkthrough of the building
• No visual and / or sensory evidence of mold
  contamination during inspection of HVAC system
• Measurements of temp., humidity, CO2, and CO
  within recognized guidelines / standards
• Sampling for biocides or coatings
• Acceptable results following sampling and
  analyses for mold

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Clearance Criteria

• The success of a remediation effort is judged in
  part by the visible degree of contaminant removal
  that is achieved.
• Effectiveness may also be confirmed by
  sampling.
• From Bioaerosols Assessment and Control (ACGIH,
  1999)

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Clearance Criteria

• The ultimate criterion for the adequacy of
  abatement efforts for treating biological
  contamination is the ability of people to occupy
  or reoccupy the space without health complaints
  or physical discomfort.
• From Bioaerosols Assessment and Control (ACGIH,
  1999)

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Regulations and Guidelines
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• Regulations
• No US EPA Regulations While EPA recently
  implemented guidelines for remediation projects,
  currently, no EPA regulations or standards
  regarding airborne mold contaminants exists
• OSHA Regulations - General Duty Clause
• Guidance documents on investigation, sampling,
  and remediation
• State and Local guidelines
• The Institute of Inspection, Cleaning and
  Restoration Certification (IICRC) Standard S500
  and S520 - the definitive mold remediation
  standard
• Focus is shifting towards required licensing of
  consultants and contractors
• Highly improbable that interior permissible
  exposure levels in buildings will ever be
  established

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Mold Legislation

• State
• California
• October 2001 - Toxic Mold Bill passed
• Directs CA Department of Health to set limits and
  standards regarding mold
• Requires landlords and sellers to make certain
  disclosures regarding mold contamination
• Includes presence of mold in housing codes

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Mold Legislation

• State (continued)
• New York
• NYC Department of Health has implemented
  Guidelines on Assessment and Remediation of Fungi
  in Indoor Environments
• While the Guidelines are intended for the use of
  building engineers and management and are not a
  legal mandate, their ultimate application in the
  courts is foreseeable

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Mold Legislation

• State cont.
• Maryland
• Promulgating legislation to protect workers from
  mold related illnesses
• Texas
• Investigating the issue
• Other States
• Some have created specific agencies to deal with
  mold and other indoor air quality health issues
  (i.e. Minnesota Department of Health's Indoor Air
  Unit)

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Guidelines

• EPA
• IAQ
• Mold
• ASHRAE Standard 62 1989 - IAQ
• requires air filters or dust collectors to remove
  microbes
• systems should be designed to prevent growth of
  microbes
• ASHRAE Standard 55 - 2004 Thermal Comfort

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The 1992 ASHRAE Comfort Zone
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Consensus Standards

• ACGIH Bioaerosols Assessment and Control
• New York City Panel, 1993 (Revised April 2000)
• Set abatement practices classified by area of
  mold to be abated
• Revision recommends same precautions regardless
  of species
• AIHA Field Guide, 1996
• Urgent risk management recommended for confirmed
  presence of
• Stachybotrys chartarum
• Aspergillus versicolor
• Aspergillus flavus
• Aspergillus fumigatus
• Fusarium moniliforme, etc.

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Internet Resources

• AIHA
• http//www.aiha.org/content/topics/mold
• EML
• http//www.emlab.com/app/fungi/Fungi.po
• The Mold Inspector
• http//www.moldinspector.com/index.html
• The University of Minnesota EHS
• http//www.dehs.umn.edu/iaq/flood.html
• The Illinois Mycological Association
• http//www.ilmyco.gen.chicago.il.us/index.html
• Xenco Labs
• http//www.xenco.com/xLabs_Mold_Library_A.htm

• Pathcon Labs
• http//www.pathcon.com
• CDC / NIOSH
• http//www.cdc.gov/mold
• Mold Help
• http//www.mold-help.org/index.php
• ACGIH
• http//www.acgih.org/resources/press/Mold05.htm
• New York City Health Department
• http//www.ci.nyc.ny.us/html/doh/html/epi/moldrpt1
  .html
• US EPA
• http//www.epa.gov/iaq/largebldgs/index.html
• http//www.epa.gov/mold/index.html

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Questions Answers