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Mold Prevention In Facilities: Mold formation in institutional and commercial facilities has become a hot topic, resulting in contractors and maintenance personnel attending mold abatement classes in record numbers. However, one crucial step is constantly over looked, Mold Prevention. Due to the maintenance structure of facilities, they are best positioned to establish a mold prevention program of: Pre-Mitigation, Post-Mitigation and Loss-Mitigation.
The development of a
three-point mold prevention program is cost affective and adds value at each point, as
well as increased faculty efficiency, student safekeeping, reduced claims costs, and
taxpayer savings. |
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Pre-Mitigation: The pre-mitigation step would require the assistance from the risk manager, facility manger and maintenance supervisor. This crucial step would include routine visual inspections at mechanical and substrates (e.g. valves, traps, drip pans, HVAC, roof top penetrations, etc.) for probable water leaks, water stains and existing mold formation, as well as inspections after downpours, heavy snowfalls, ice storms, etc. In addition, faculty, maintenance and building contractors should be required to report water leaks, watermarks on walls, ceiling tiles, etc. in an expedient and formal fashion. The pre-mitigation step would require the knowledge of the mold formation levels outlined in the NYC-DOH Mold Guidelines, EPA Mold Remediation in Schools and Commercial Buildings, ACGIH Bioaerosols Assessment and Control, and IICRC S520 Standard and Reference Guide for Professional Mold Remediation (1). In addition, the stocking of appropriate fittings to stop water sources as well as plastic sheeting, etc. for atmospheric containment. The objective of pre-mitigation is to strategically address the source (water and minor mold formation) before they become a physical existence.
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Post-Mitigation: The post-mitigation step would require the facilities maintenance and custodial personnel to be trained in psychrometrics, as well as water and mold containment procedures. Psychrometrics would aid facility personnel in the prevention of secondary condensation and deter mold formation on organic materials. Water flow containment would limit potential damage to affected areas, preventing further damages to the balance of the structure. Atmospheric containment would prevent cross contamination when mold formation is discovered and represents a potential hazard as determined by public and private health officials. In addition, maintenance and custodial personnel should be aware of subrogation potential and use appropriate measures to prevent spoliation when water leaks are due to product malfunction, contractor negligence or design flaw.
(1) When reviewing or recommending standards or guidelines, the more restrictive standard or guideline should apply when contradiction exists between standards or guidelines. When in doubt, a competent person (e.g., Certified Industrial Hygienist or Professional Engineer) should be consulted. |
Loss-Mitigation: Water losses represent many variables and facilities should pre-qualify emergency contractors a/k/a restoration contractors on experience, certifications, procedures, equipment availability, quality control and assurance, safety issues, and spoliation prevention. In addition, a minimum of two emergency contractors should be pre-qualified and on standby since catastrophic events can detain a contractor's ability to respond. Pre-qualified emergency contractors should use a systematic approach to water loss-mitigation that includes checks and balances to assure the proper disciplines are completed as outlined in the Loss Recovery Guide with Standards. The use of a systematic approach during loss-mitigation is crucial, since incomplete drying is destructive and unhealthy through fungi growth. In addition, an emergency mitigation contractors plan should provide accountability as well as consensus to facility management.
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