What is a Mold Assessment?

In short, a mold assessment is the visual inspection of the property or home in question.  A visual inspection is the most important initial step in identifying a possible contamination problem. The extent of any water damage and mold growth will be visually assessed. This assessment is important in determining remedial strategies and will help you to identify the problem area(s) as well as identify those areas where you should focus your repair efforts.  A mold assessment of the home is required PRIOR to any consideration of air or bulk/surface sampling.  Sampling without an initial assessment will only provide useless information to the client at a cost not likely to be recovered.

Air sampling for fungi should not be part of a routine assessment. Decisions concerning appropriate remediation strategies can usually be made on the basis of a visual inspection. In addition, air-sampling methods for some fungi are prone to false negative results and therefore cannot be used to definitively rule out contamination.

During a mold assessment, ventilation systems are visually checked, particularly for damp filters but also for damp conditions elsewhere in the system and overall cleanliness. Ceiling tiles, gypsum wallboard (sheetrock), cardboard, paper, and other cellulose based surfaces are given careful attention during a visual inspection. The use of equipment such as a boroscope, to view spaces in ductwork or behind walls, or a moisture meter, to detect moisture in building materials, is often helpful in identifying hidden sources of fungal growth and the extent of water damage.

A mold assessment from BC Warner Home Inspections will include a written report complete with photos and helpful resources.  Sampling recommendations are issued as a result of the initial assessment results.  Typically when visible growth is present, sampling is not required.

Can I clean and remediate mold in my home?

Mold can be safely cleaned or remediated for small isolated areas (10 sq. ft or less) by individuals with little significant cost or effort.  For larger areas, a professional abatement company should be considered.  Personal protection equipment (PPE) is recommended regardless of size of area.  PPE includes a respirator (N95 disposable respirator recommended), gloves, and eye protection.  Many biocide products are available commercially in home imporvement and hardware stores.  Biocides should only be considered as a last resort as they can prove to be as (or more) harmful to the user than the mold being cleaned. 

Porous surfaces (wall board, insulation, carpet, ceiling tiles, wood, etc) should be removed and destroyed or disposed of when possible.  Those items and objects which cannot be removed (framing members, etc) should be dried thoroughly and sanitized with a detergent solution. Once cleaned, adequate and proper repairs can be made to damaged areas and components such as framing repair, carpet cleaning or replacement, and wall board replacement.

The work area should be unoccupied.  People with sensitivities to allergies and dust should be vacated from the property.  Contaminated materials that cannot be feasibly cleaned should be carefully removed from the home in a sealed plastic bag.  All areas should be left dry and visibly clean from debris and contamination.

In all situations, the underlying cause of water accumulation must be rectified or fungal growth will recur.Any initial water intrusion should be stopped and cleaned immediately. An immediate response (within 24 to 48 hours) and thorough clean up, drying, and/or removal of water damaged materials will prevent or limit mold growth. If the source of water is elevated humidity in the area, relative humidity should be maintained at levels below 60% to inhibit mold growth. Emphasis should be on ensuring proper repairs of the homes infrastructure, so that water damage and moisture buildup does not recur.

Measuring Mold

Mold, mildew, fungus and other toxic organisms commonly occur in areas that show evidence of, or have the potential for, leaking, water or moisture intrusion, and/or inadequate ventilation. Any area, room, or item exhibiting such conditions "can" be a health hazard to some people. There is a lot of controversy over the issue of mold and mold testing. Neither the New York City Department of Health nor the Environmental Protection Agency recommend measuring airborne fungal levels. The EPA publication "A Brief Guide to Mold, Moisture, and Your Home" states "Is sampling for mold needed? In most cases, if visible mold growth is present, sampling is unnecessary."    Money that is spent on testing will not be available for the inevitable cleanup process.

It is recommended that information from the following sources be reviewed prior to spending any money on mold testing: (You may want to identify and review other sources of information.)

• Forensic Applications Consulting Technologies, Inc. has many useful resources and articles explaining myths surrounding molds and mold testing http://www.forensic-applications.com/moulds/habits.html
   
• United States Environmental Protection Agency information available on the EPA web site at http://www.epa.gov/iaq/molds/moldguide.html provides a document titled "A Brief Guide to Mold, Moisture, and Your Home"
   
• Various articles on the Building Science Corporation web site at: http://www.buildingscience.com Click on the link "Learn More about Mold".
   
• The New York City Department of Health Web Site at:  http://www.ci.nyc.ny.us/html/doh/home.html   Use the search function for mold.

Reducing Mold Exposure

A report authored by scientific experts has considered the health effects of mold exposure in indoor environments.

At the request of the Center for Disease Control and Prevention, the Institute of Medicine of the National Academies convened a panel of nine experts to consider the health effects of damp or moldy environments by reviewing the relevant scientific literature on this topic. The Institute has now issued a report summarizing the Panel's findings and conclusions.

The Panel made the following recommendations in its report. First, the Panel found mold exposure could be reduced if building designers and builders used existing technical knowledge to limit dampness in new buildings. The Panel recommended that building guidelines be issued to prevent indoor dampness. Second, the Panel concluded that there is no quantifiable method of measuring exposure to microorganisms caused by mold, which makes it difficult to determine the health effects caused by mold exposure. The Panel recommended that exposure assessment methods need to be developed in order to help future large-scale epidemiological studies in this area.

The Panel reached the following conclusions about the health effects of mold exposure. The Panel concluded that evidence showed a link between mold exposure and upper respiratory tract symptoms, coughing, and wheezing in healthy people, while causing asthma symptoms in sensitized individuals. However, the Panel determined that the evidence was insufficient to establish a clear, causal connection between exposure and these conditions. The Panel found the evidence suggested a possible connection between mold exposure and lower respiratory illness in otherwise healthy children, but the evidence was not strong enough to make a conclusive determination.

Otherwise, the Panel's report stated that there was inadequate or insufficient evidence to establish a connection between the many other diseases and conditions which have been associated with mold exposure. These include: cancer, fatigue, reproductive effects, lower respiratory illness in otherwise healthy individuals, skin symptoms, and neuropsychiatry symptoms.

Visit http://books.nap.edu/catalog/11011.html to buy the report.

Ten Things You Should Know About Mold

1. Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma, and other respiratory complaints.
2. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture.
3. If mold is a problem in your home or school, you must clean up the mold and eliminate sources of moisture.
4. Fix the source of the water problem or leak to prevent mold growth.
5. Reduce indoor humidity (to 30-60%) to decrease mold growth by:
   1. venting bathrooms, dryers, and other moisture-generating sources to the outside;
   2. using air conditioners and de-humidifiers;
   3. increasing ventilation;
   4. and using exhaust fans whenever cooking, dishwashing, and cleaning.
6. Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth.
7. Clean mold off hard surfaces with water and detergent, and dry completely. Absorbent materials such as ceiling tiles, that are moldy, may need to be replaced.
8. Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation.
9. In areas where there is a perpetual moisture problem, do not install carpeting (i.e., by drinking fountains, by classroom sinks, or on concrete floors with leaks or frequent condensation).
10. Molds can be found almost anywhere; they can grow on virtually any substance, providing moisture is present. There are molds that can grow on wood, paper, carpet, and foods.