Discovered Mold -- Now What?
  William Yobe (June 28, 2002)

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Introduction

For the past year, I have been crisscrossing the U.S. presenting seminars on loss-mitigation, as well as attending seminars on water and mold.  And I constantly hear restoration vendors that handle water losses (structural drying) state: "we are in the water loss (drying) business -- not the mold business."  Of which I respond with a quote from Brian Spiegel, of Spiegle Certified Restoration: "If you're in the water damage restoration business, you're in the mold business whether you realize it or not."  Spiegle's quote is based on odds. Odds are, if you perform restorative drying -- you will eventually discover mold during the loss site evaluation or drying process.

When trying to understand molds, we need to understand that microorganisms are always present within the built environment.  They are just not visible to the naked eye.   However, when moisture or water intrudes due to building defects, leaks or flooding, an environment is created that is correct for microorganisms to become visible (mold).  Moreover, when mold is discovered, vendors need to develop a formal set of procedures, so they can remedy the situation -- not intensify it.

When reviewing how mold formation should be handled when discovered during a loss site evaluation or during loss-mitigation, restoration vendors should put on their risk management hat. The objective of a risk manager is to manage the risk.  When reviewing this article, or when applying the principles within, vendors need to be mindful of the situation.  Moreover, vendors need to relate present safety and health regulations, and apply relating (construction, asbestos, lead, etc.) standards and guidelines to the situation as a risk manager would.

The intention of this article "Discovered Mold -- Now What?" -- Section 10.1 Mold Containment (loss-mitigation) is not to be a substitute for mold certification (inspection, remediation, supervision, etc.) as developed by professional indoor air quality organizations.  Moreover, the encouragement of restoration vendors that handle water losses (structural drying) to seek certification for mold procedures, while providing a means of mold containment using existing guidelines.  Furthermore, the guidelines contained within Section 10.1 are under peer review and will be updated periodically.

Although referenced within this article, the American Indoor Air Quality Council, Code of Federal Regulations, Environmental Protection Agency, Institute of Inspection Cleaning and Restoration Certification or New York City Department of Health do not endorse the comments or suggested recommendations within this article.

Restoration vendors, technicians, adjusters, claims manager, facility managers, Government officials, industrial hygienists, consumers, etc. are encouraged to make comments and suggestions on the contents of this article, and forward them to the editor (see disclaimer page)  (please reference section numbers with correspondence)

(a) Although the contents of this article are formatted using sections and subsections similar to Loss Recovery Guide with Standards (LRGS), as well as references the LRGS, the contents of this article shall not be considered a part of the LRGS during peer review.

(b) Since each loss poses different post-conditions, requiring different protocols (i.e. special thoughts, treatments, applications, approaches, etc.), the publisher, authors, or sources herein, disclaim any liability, be it injury to property, life, or financial record, of the recommendations contained within.

(c) Since the discovery of mold formation during a loss site evaluation or loss-mitigation process would fall within non-conformance, restoration vendors should formulate a non-conformance and corrective action protocol within the company’s quality control and assurance (QC&A) program, as described in the Loss Recovery Guide with Standards Section 5.9) Non-Conformance and Corrective Actions: "Procedures describing the requirements and assignment of responsibility, for the control of non-conformance and corrective actions during the loss-mitigation or restoration process should be developed."  An example of a corrective actions process format for mold formation is shown in Illustration 10-1:

(d) The information compiled within this article could be time sensitive requiring revisions and updates periodically.  Furthermore, the information contained within this article is not intended to offer legal advice or be a substitute for legal advice.

(a) When dealing with emergency services (loss-mitigation), restoration, construction, or mold containment, vendors should understand the basis of the industries they serve:

1. safety to life and property (NFPA), or the
2. protection of human health and preservation of building materials (EPA)

(b) It does not matter which paraphrases we choose, they both relate to the mold business and the water loss (drying) business.  Meaning, when mold is discovered during the evaluation or drying process, steps must be taken to protect the health of workers and occupants within the structure, as well as preserve the structure from further damages

(a) Based on the paraphrases in Section 10.1.1 (a): What is a restoration vendor that lacks mold certification or experience to do when they discover mold during a loss site evaluation or drying process?, if you are in the water damage restoration business -- you should get mold certification.  Furthermore, restoration vendors need a formal protocol on what should or should not be done when mold is discovered.

(b) So where does a vendor begin when developing a formal mold containment protocol system?  It begins with knowledge:

• Do we understand the built environment?
• Do we know the five-mold levels developed by the NYC-DOH?
• Do we know the three-mold levels developed by the EPA?
• Do we use our sense of smell when evaluating a loss site?
• Do we thoroughly evaluate a loss site for moisture and mold formation?
• Do we ask the appropriate questions; moreover do we listen to the answers?
• Do we apply the appropriate safety and health measures?
• Do we stock the appropriate safety equipment?
• Do we know how to properly contain mold when it is discovered?
• Do we stock the appropriate containment materials?
• Do we openly communicate with insured and insurer?

(c) Although there are presently no federal or state regulations for the loss-mitigation, restoration or mold remediation industries, restoration vendors should formulate an internal educational / certification growth program.  Where all aspects of the company’s operation have a formal educational process that grows with the company, and includes all aspects of the company’s operation, as well as regulation and technical changes as shown in Illustration 10-2

(1) Restoration vendors should develop an in-house training program on the use, storage, maintenance and safety practices of all company owned or rented equipment, on all testing procedures, on all supplies (i.e. chemicals), as well as on the company’s quality control & assurance (QC&A) program.

(2) Restoration vendors should have their technicians and managers trained and certified on Code of Federal Regulations (CFR) safety and health programs and certified with the Federal Insecticide, Fungicide and Rodentcide Act. when required by law.

(3) All company personnel should receive ASCR (CRT) or IICRC (SRT, ASCT, WLT) certification.

(4) Project managers, fire/water managers and the company’s QC&A manager should receive Certified Restorer (CR) certification through the the ASCR's National Institute of Disaster Restoration (NIDR).

(5) Project managers, fire/water managers and the company’s QC&A manager should receive Water Loss Specialists (WLS) certification through the ASCR's Water Loss Institute (WLI).

(6) The company should formulate a quality control and assurance program.  And all company personnel should be trained on the company’s QC&A program.  A QC&A manager should be designated and management should be educated on QC&A procedures.

(7) All company personnel should be educated on IAQ awareness, while project managers, fire/water management and the company’s QC&A manager should receive mold certification from the American Indoor Air Quality Council (AmIAQ Council) or the Indoor Air Quality Association (IAQA).

(8) It should be the practice of the company’s upper management to promote the personal management advancement (i.e. Dale Carnegie) of its employees.

(a) Whether estimating, evaluating, or drying losses that involve water -- we need a complete understanding of the built environment.  An understanding of how structures are built.  How they breathe, what affect water has on a structure, as well as what affect the structure has on water flow and humidity.

• If the water loss is from an upper floor, do we understand how water travels within a structure?
• Do we understand what affect building systems have on water travel, as well as what affect water has on building systems? (i.e. electrical, plumbing, HVAC, etc.)
• Due to penetrations for electrical, piping and ductwork chases, water will travel between floors, as well follow wiring, piping, and ductwork into adjoining rooms.
• When a wall is wet (e.g. interior or exterior), do we understand what affect finishes (vinyl wallpaper, paneling, etc.) have on air movement, and how these finishes can entrap water, possibly creating an environment for mold formation?
• In addition to trapping moisture within a wall, wall finishes can have an adverse effect on air movement -- the passing of moisture from wet areas to dry areas, creating moisture pockets that enhances mold formation.

(b) The training of technicians and management on the built environment should include the characteristics of building components (i.e. gypsum board, plaster, framing, flooring, roofing, facades, insulation, vapor barriers, etc.).  What affect water and moisture have on these components, what affect forced drying has on these components, as well as what affect these components have on air movement within a structure (i.e. natural and forced).

(c) Technicians and management need a full and complete understanding of psychrometrics principles.  However, unless technicians and managers can relate psychrometrics to the built environment, a structure will not thoroughly dry due to hidden and trapped moisture, or a structure will not dry within a time frame that prevents or greatly reduces mold formation.

(a) When we discover mold during our loss site evaluation or loss-mitigation process, we need a thorough understanding of the five-mold levels developed by the New York City-Department of Health (NYC-DOH) and the three-mold levels developed by the Environmental Protection Agency (EPA):

(b) NYC-DOH · Five-Mold Levels:

• Level I: Small Isolated Areas (10 square feet or less)
• Level II: Mid-Sized Isolated Areas (10 to 30 square feet)
• Level III: Large Isolated Area (30 to 100 square feet)
• Level IV: Extensive Contamination (greater than 100 contiguous square feet in an area)
• Level V: Remediation of HVAC System
  - A Small Area of Contamination (<10 square feet or less) in the HVAC System
  - Areas of Contamination (>10 square feet) in the HVAC System

(c) EPA · Three-Mold Levels:

• Small: Total surface area affected less than 10 (ft ²)
• Medium: Total surface are affected between 10-100 (ft ²)
• Large: Total surface area affected greater than 100 (ft ²) or potential for increased occupant or remediator exposure during remediation estimated to be significant

(a) When entering the structure, or a room within, do we stop and smell the roses per se, or do we rush through without taking the time to notice potential (mildew) odors?   The EPA states, "You may suspect hidden mold if a building smells moldy, but you cannot see the source, or if you know there has been water damage and building occupants are reporting health problems."

(a) Before we proceed with our loss-mitigation (drying) services, we should perform a thorough inspection of the loss site, which begins when we approach the structure.   What type of facade does the structure have?  Is the roof new, or old and in need of repairs?  Are the gutters and downspouts structurally sound, or are they sagging and separated?  Does the topography of the land divert waters from the structure, or does the topography of the land favor the structure?

(b) When we evaluate the origin room and adjoining rooms, do we visually inspect all walls, ceiling, and floor spaces for visible mold?  Do we move contents (furnishings) to inspect for hidden mold, behind and underneath?  According to the NYC-DOH guidelines, "A visual inspection is the most important initial step in identifying a possible contamination problem.  The extent of any water damage and mold growth should be visually assessed."  If an exterior wall is wet, do we relate pre-existing conditions and/or recent repairs to the conditions of the exterior facade, gutters, downspouts, roof, etc.?

(c) The visual inspection of a water loss site should include, but not be limited to the following areas:

• Wall and ceiling surfaces within the origin room, adjoining rooms, as well as wall and ceiling surfaces in rooms below the origin room.
• Floor surfaces in the origin room, adjoining rooms, as well as floor surfaces in rooms below the origin room.
• Exterior walls and roofing that enfold the origin room and adjoining rooms as well as gutters, downspouts and the topography of the land.

(d) In addition to a visual inspection of surface areas, hidden areas that may contain mold formation should be a concern, predominantly when forced air is used to dry hidden areas (walls, cabinets, etc.).  Air-movers (turbo fans) can produce up to two feet per second of air, and when used to dry hidden areas, they could contaminate the entire structure if mold formation goes unnoticed.  The inspection of hidden areas is best performed with the aid of a boro-scope.  Boro-scopes will not detect mold spores that could be present within hidden cavities, while the use of a boro-scope could aid visual inspections when searching for visible mold formation. (Could = possible, maybe, all venues should be evaluated.)  Furthermore, access holes, when needed for air movement within hidden areas can be used for boro-scope inspections. 

(a) As restoration vendors and technicians, we need to ask specific questions during our loss site evaluation.  Moreover, listen to the answers and relate them to the processes.  Answers to questions of the following nature could provide awareness to possible pre-existing mold formation, which would help prevent the spread of mold contamination:

• How old is the structure?
• Has the structure been recently remodeled or maintenance recently performed?
• Has the property suffered from a prior water loss or storm in the past few years?
• Has the occupants noticed moldy (mildew) odors?
• Are the occupants complaining of health complications?

(a) The American IAQ Council had an article titled "We Don’t Do Asbestos or Lead Work" by Dale Becker of the Asbestos Institute in its April/May 2002 newsletter, which states; "It is wrong for any remediation contractor to think that there are no ‘regulations’ for the microbial or water damage restoration business.  We do have a lot of good published ‘guidelines’ in addition to many different regulations that are applicable to the work in question."  This article references EPA and OSHA regulations which are printed in the Code of Federal Regulations (CFR) and available online at http://www.access.gpo.gov/nara/cfr/:

• 29 CFR 1910.134, Respiratory Protection Standard
• 29 CFR 1912.1200, Hazard Communication Standard
• 29 CFR 1926.1101, Construction Industry Asbestos Standards
• 40 CFR 61 NESHAP, Clean Air Act

(b) Although the aforementioned government regulations relate to asbestos and lead, prudent restoration vendors will review CFR standards, and relate the specifics to mold, loss-mitigation and restoration and incorporate them into their daily operations.

(c) Restoration technicians could encounter areas know as ‘confined spaces’ during a loss site evaluation or loss-mitigation.  Confined or enclosed space means any space having a limited means of egress, which is subject to the accumulation of toxic (mold, black water, asbestos, lead, etc.) or flammable contaminants or has an oxygen deficient atmosphere, per 29 CFR 1910.146.

(d) When dealing with water losses, moreover when mold is discovered in the indoor environment, restoration vendors will want a complete understanding of OSHA regulations. In addition, the EPA states within its guidelines, "The remediation manager’s highest priority must be to protect the health and safety of the building occupants and remediators."

(a) If we discover mold formation during a loss site evaluation or during the drying process, the IICRC Reference Guide for Professional Water Damage Restoration S500 states; "When visible microbial growth has occurred in a structure, mold remediation practices must be properly employed to address the situation, and containment procedures may be necessary to prevent spreading spores to uncontaminated areas."

(b) The containment of mold formation begins with an understanding of mold levels, the severity or risks associated within each level and an understanding of the containment procedures recommended within the NYC-DOH guidelines and the EPA guidelines.  Then applying prudent judgment that would remedy the situation to protect the health of workers and the occupants within the structure, as well as preserve the structure from further damages.

(c) One would think that a full understanding of the NYC-DOH mold levels and recommended mold remediation processes contained within the "Guidelines on Assessment and Remediation of Fungi in Indoor Environments" developed by the NYC-DOH, and the mold levels and recommended mold remediation processes contained within the "Mold Remediation in Schools and Commercial Buildings" developed by the U.S. Environmental Protection Agency (EPA) would provide restoration vendors with a complete understanding of containment and levels of risk associated with various levels of mold formation.   However, we see confusion within the industry, mainly with restoration vendors that perform loss-mitigation (drying) after water losses due to the varying mold levels and recommendations.

(d) When confronted with a discrepancy between two guidelines, we reference the Loss Recovery Guide with Standards (LRGS): Section 1.2 "In the event of a discrepancy between a building, electrical, mechanical or health standard or guideline, and the standards and guidelines referenced within the Loss Recovery Guide with Standards (LRGS), the more restrictive standard or guideline provision shall supersede the lesser provision.  While adopted building codes shall supersede standards and guidelines." This is similar to a recommendation developed by the National Fire Protection Association (NFPA).

(e) To lessen the confusion, or maybe create more confusion, Table 10-A, titled: "Loss-Mitigation Mold Containment" in Section 10.12 has been developed.

(f) The objective of Table 10-A in Section 10.1.12 of this article is to view the recommended guidelines developed by the NYC-DOH and the EPA, combine the more restrictive recommendations into a set of recommendations that would lessen a restoration vendors overall risk exposure, as well as the insurer who underwrites the vendors liability risk rider(s).

(g) The EPA says, "The purpose of containment during remediation activities is to limit release of mold into the air and surroundings, in order to minimize the exposure of remediators and building occupants to mold.  Mold and moldy debris should not be allowed to spread to areas in the building beyond the contaminated site."

(g.1) When reviewing the EPA recommendation in Section 10.1.19 (g) and relating it to the containment of mold during a loss site evaluation or the loss-mitigation processes, restoration vendors should apply containment measures that would prevent or greatly limit the release of mold spores into the interior environment.

(g.2) Mold containment barriers should be placed beyond the mold formation, using method(s) that does not disturb the mold formation due to the possible explosive nature of some mold spores, which could release mold spores within the interior environment.

(h) Restoration vendors not trained or certified in mold remediation should  refrain from removing mold at any level (NYC-DOH: Level I, II, III, IV, V -- EPA: Level Small, Medium, Large), even when requested by the occupant, building owner or adjuster.

(a) When mold is discovered during a loss site evaluation or during the loss-mitigation process, restoration vendors should openly communicate their finding with occupants, property owner(s) and claims adjusters based on the penal codes (civil laws) within the state that has jurisdiction over the loss.

(b) In addition to a state's penal codes, vendors should abide by all state hazardous communications laws, or laws directly relating to mold.  For example:

• Proposed, approved and then abandon -- California Senate SB 1763 was introduced to provide the awareness of health related complication associated with mold.  Which stated; "In addition to any other duty or obligation required by law, if an insurer or its representative, claims handler, expert, or adjuster has reason to suspect that mold is implicated or likely to be present or result from a given claim, it shall immediately disclose all relevant information, pursuant to Section 2071 as contained in the "Requirements in case loss occurs" to the insured." 

(b.1) When mold is discovered, or when conditions are correct for possible mold formation (i.e. 24-48 hours after a water loss, non-loss-mitigation, improper loss-mitigation, etc.), restoration vendors should reference the following sections within the Loss Recovery Guide with Standards (LRGS):

• Section 3.3) Health: "Water losses when not properly treated or when left unattended for periods of time, could produce health risks as listed in Table 3-D and Section 3.25."
• Section 3.25) Stachybotrys Chartarum or Equal: "Occupants should be informed that non-loss mitigation and improper loss-mitigation after a water loss, and non-remediation and improper remediation after mold formation could result in mycotoxins."
  When molds have tested positive as mycotoxins, occupants should be warned of health risks.  In addition, occupants should be informed that non-remediation and improper remediation when mold formation is visible, could result in mycotoxins. 

(c) When mold is discovered -- restoration vendors should apply the recommended communication requirements within the NYC-DOH guidelines and EPA guideline.  Although the communication requirements within the NYC-DOH guidelines and EPA guidelines are for the remediation of mold, restoration vendors should apply the specifics within these guidelines as they relate to mold containment:

• NYC-DOH says; "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."  The NYC-DOH hazardous communication recommendations can be viewed at http://www.ci.nyc.ny.us/html/doh/html/epi/moldrpt1.html#hazard
• The EPA says; Communication with building occupants is essential for successful mold remediation.  Some occupants will naturally be concerned about mold growth in their building and the potential health impacts.  Occupants' perceptions of the health risk may rise if they perceive that information is being withheld from them.  The status of the building investigation and remediation should be openly communicated including information on any known or suspected health risks.  While EPA further states; "Small remediation efforts will usually not require a formal communication process, but do be sure to take individual concerns seriously and use common sense when deciding whether formal communications are required.  Individuals managing medium or large remediation efforts should make sure they understand and address the concerns of building occupants and communicate clearly what has to be done as well as possible health concerns." (partial listing)  review http://www.epa.gov/iaq/molds/append_c.html   for the EPA’s complete communication listing.

(d) With the NYC-DOH only addressing large scale mold remediation communication and the EPA stating small remediation efforts will usually not require a formal communication process as stated in Section 10.1.10 (c).  Restoration vendors should communicate the containment of all mold levels with building occupants, property owners, and insurer using professional judgment based on, but not limited to the recommendations in Section 10.1.10 (b.1).

(e) The communication of mold containment between restoration vendors and building occupants, property owners, and insurer should be conveyed in writing, while verbal communications should be confirmed in writing.

(f) As part of their company’s operation procedures, restoration vendors should have a formal communication process in-place for document control as specified in Section 5.4 Document Control in the Loss Recovery Guide with Standards, which should include mold formation: "Procedures describing the methods of preparing, reviewing, approving, distribution and revisions of documents, which affect quality, should be developed."  An example of formal document control procedures is shown in Illustration 10-2:

(a) Restoration vendors that perform loss-mitigation, restoration, or mold containment should follow all applicable safety and health regulations developed for construction, asbestos, lead, etc.

(b) Restoration vendors that work within the residential market (i.e. single family, multi-family) should apply all safety and health regulations developed for construction, asbestos, lead, etc. in commercial or institutional structures within their residential market practices.  When trying to understand safety and health regulations in the residential environment, we reference Charlie Wiles, executive director of the American IAQ Council in the AmIAQ Councils April/May 2002 newsletter; "While you may want to argue about whether or not OSHA has jurisdiction over workers in residential mold remediation projects, we’d suggest that you not attempt to pursue the argument with the nearest OSHA compliance officer."

(c) Restoration vendors that perform emergency services (water loss drying) should seek mold certification:

• American Indoor Air Quality Council (www.iaqcouncil.org)
• Indoor Air Quality Association (www.iaga.org)

(d) Restoration vendors and their technicians should seek water damage certification:

• Association of Specialties in Cleaning & Restoration (www.ascr.org)
• Institute of Inspection Cleaning and Restoration Certification (www.iicrc.org)

(e) Restoration vendors should join and get involved with a professional restoration contractors association:

• Association of Specialties in Cleaning & Restoration (www.ascr.org)
• British Damage Management Association (www.bdma.org.uk)
• International Society of Cleaning Technicians (www.isct.org)
• Mid-South Professional Cleaners Association (www.midsouthcleaners.org)
• National Institute of Restoration (www.nir-inc.com)
• New England Institute of Restoration (www.neir.org)

(a) Although the development of Table 10-A represents a blend of the more restrictive containment and safety measure recommended within the NYC-DOH guidelines and the EPA guidelines.  When federal or state mandates or regulations supersede the recommendations within Table 10-A, or the recommendations within this article, the mandates or regulations having jurisdiction over the loss-mitigation, restoration or mold remediation project shall take precedence.

(a.1) A mold containment scope of work, when developed by a certified industrial  hygienist or professional engineer, or a person certified in mold (inspection, remediation, etc.) by a professional certification organization could take precedence over Table 10-A, or the recommendations contained within this article.

(1) The EPA states that their guidelines are general, further stating: "Their purpose is to provide basic information for remediation managers to first assess the extent of the damage and then to determine whether the remediation should be managed by in-house personnel or outside professionals."  Or, in the case of mold containment, managed by a professional restoration manager, or by a certified mold remediation manager.

(2) When evaluating and applying the "Loss-Mitigation Mold Containment" recommendations in Table 10-A, column three (notes) vendors must understand that, although they represent the more restrictive guidelines between the NYC-DOH and EPA, sound judgment should be used when evaluating and applying these guidelines, which could increase or decrease the recommended disciplines.

(3) Notes · Loss-Mitigation Mold Containment · Table 10-A column three:

(a) Containment of the work area is not necessary.

(b) Seal ventilation ducts/grills in the work area with plastic (polyethylene) sheeting.

(c) Seal ventilation ducts/grills in work area and areas directly adjacent with plastic (polyethylene) sheeting.

(d) 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 should be worn.

(e) Containment can be conducted by building maintenance staff.  Persons should receive training on personal protection, and potential health hazards.  This training can be performed as part of a program to comply with the requirements of the OSHA Hazard Communication Standard (29 CFR 1910.1200).

(f) 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).

(g) The work area and areas directly adjacent should be covered with a plastic (polyethylene) sheeting (two-layers - 30 square feet or greater) and duct taped to contain mold formation and possible release of mold spores.  (see Section 10.1.12 (g.1)

(g.1) The recommendation of plastic (polyethylene) sheeting (two-layers - 30 square feet or greater) in Section 10.1.12 (g) could include 30 square feet or less, while the use of one-layer plastic (polyethylene) sheeting in lieu of two-layers of plastic (polyethylene) sheeting for 30 square feet or greater should be based on the professional judgment of the restoration contractor and/or their technician based on the specifics of the situation (i.e. mold formation, moisture source, etc.).

(h) Personnel trained in the handling of hazardous materials and equipped with respiratory protection, (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended.  Disposable protective clothing covering both head and shoes, gloves and eye protection should be worn.

(i) Personnel trained in the handling of hazardous materials equipped with:

1. Full-face respirators with high efficiency particulate air (HEPA) cartridges
2. Disposable protective clothing covering both head and shoes
3. Gloves

(j) The work area and spaces adjacent to the work area should be unoccupied.   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) should be vacated from all areas maintained under the affected HVAC system.

(k) Containment of the affected area:

1. Complete isolation of work area from occupied spaces using plastic (polyethylene) sheeting (two-layers) sealed with duct tape (including ventilation ducts/grills, fixtures, and any other openings)
2. The use of an exhaust fan with a HEPA filter (negative air machine) to generate negative pressurization
3. Airlocks and decontamination room

(l) The HVAC system should be shut down prior to containment activities.

(m) Personnel trained in the handling of hazardous materials equipped with:

1. Respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended.
2. Gloves and eye protection
3. 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.

(a) Exterior Evaluation

• Facade type and condition
• Gutter type and condition
• Downspout type and condition
• Roof type and condition
• Topography of land (landscaping)
• Recent remodeling or maintenance repairs
• Water stains at overhangs, chimney, facade, etc.

(b) Interior Evaluation

• Visual inspection of all walls, ceiling, and flooring in origin room
• Visual inspection of all walls, ceiling, and flooring in adjoining rooms
• Visual inspection of all walls, ceiling, and flooring in lower rooms
• Move furnishings and contents for thorough visual inspection
• Use sense of smell when entering structure and rooms within
• Temperature and humidity readings at exterior, effected rooms and room furthest from affected rooms
• Test moisture content of wet/moist surfaces and adjoining surfaces
• Visual inspection of hidden cavities prior to injecting air movement
• Cosmetic upgrades (i.e. paint, wallpaper, carpet, vinyl, etc.)

(c) Questions and Answers

• Have any of the occupants noticed or cleaned any mold formation within the past year?
• Have any of the occupants noticed water stains on walls, ceilings, or flooring in the past year?
• Have occupants noticed moldy odors in the past year?
• Has the structure been remodeled, or has any maintenance been done in the past year?
• Has the occupant/owner done any cosmetic upgrades or had cosmetic upgrades done in the past year?
• Have any of the occupants complained of health problems in the past year?
• How old is the structure?

(d) Containment Procedures

• Protect the safety and health of workers and occupants
• Shut down HVAC system when appropriate
• Select appropriate Personal Protective Equipment (respirators, goggles, gloves, clothing, etc.)
• Investigate areas adjoining and below mold formation area
• Identify moisture source(s)
• Repair moisture source(s) when feasible or when it will not spread mold spores
• Select appropriate containment materials based on mold level (i.e. NYC-DOH, EPA)
• Install containment materials based on the protection of human health and the preservation of property
• Communicate with occupants, property owner(s) and insurer (i.e. before, during and after containment)

10.1. 13) Publications Referenced within this Article

• Guidelines on Assessment and Remediation of Fungi in Indoor Environments · NYC-DOH  www.nyc.gov/html/doh/html/epi/moldrpt1.shtml
• Mold Remediation in Schools and Commercial Buildings · U.S. Environmental Protection Agency  www.epa.gov/mold/i-e-r.html
• IICRC S500 Standard and Reference Guide for Professional Water Damage Restoration · Institute of Inspection Cleaning and Restoration Certification  www.iicrc.org
• IAQ Council Newsletter, Issue April/May 2002 · American Indoor Air Quality Council   www.iaqcouncil.org
• Loss Recovery Guide with Standards · William Yobe & Associates  www.p1m.com/LRGS.htm
• Code of Federal Regulations, 29 CFR and 40 CFR · NESHAP & OSHA   www.gpoaccess.gov/cfr/index.html

Relevant Links:

Time is Critical When Responding to Water Losses .... http://www.americancraftsman.net/mold.htm

CoOL/ Stanford: pages dealing with fungi (mold, mildew) ... http://palimpsest.stanford.edu/bytopic/mold/

Florida State Legislation HB 1659 .... http://www.leg.state.fl.us/data/session/2003/House/bills/analysis/pdf/h1659.hc.pdf

Klima und Lagerung: Magazinhygiene ... http://www.uni-muenster.de/Forum-Bestandserhaltung/grundlagen/klima-hygiene.html

Clay County K-12 Library Media Policies & Procedures .... http://www.clay.k12.fl.us/districtmedia/Procedure%20Manual%2006%20C.pdf#search='mold%20clay%20county%20library%20media%20policies'

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