Mold Inspections by John Cosgrove CIE

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Question: How is a mold inspection performed?

Answer: A visual assessment should first be made of the subject property. This step is essential to provide locations conducive to mold contamination. The use of Infrared thermal imaging and handheld moisture meters will aid in the locations of potentially hidden mold contamination. Sample collection locations and methods will be based on the visual assessment and information provided by the occupants. The collected samples will be sent to an accredited lab with a Chain of Custody providing what type of analysis should be performed. Lab results will then be provided to the client with interpretation of data to rule out or confirm potential conditions conducive to mold growth and/or visible mold contamination.

See the photo set below for digital and infrared comparison.

This is a digital photo of the same view of the photo to the right.

This photo is the same view, but with infrared thermal imaging; elevated moisture is easliy detected.

Notice the purple and blue colors.

Elevated moisture meter reading

Infrared thermal imaging camera and hand held moisture meter.

Both devices are non-intrusive

Question: Why does mold grow in the homes we live in?

Answer: Mold spores are in every home, they are typically not health concerns until they start to grow and reproduce into colonies. Mold needs only three things to grow. The first is food, mold eats what it grows on. Common types of food for mold is wood, paper, insulation and other organic matter. The second is temperature, mold grows and thrives in the temperatures that we are comfortable living in. The third and most important is moisture. Moisture is the most important to us because this is the only ingredient of the recipe that we can control. Control the moisture in your home and you can prevent the residual mold spores in your home from actively growing.

Question: How can I control the moisture in my home?

Answer: Some of the ways to controlling the moisture in your home are fairly simple.

Make sure that your irrigation system is not sparying water directly on the building envelope.
Have your roof/attic checked annually for leaks.
Keep the indoor relative humidity below 55%. (According to the University of Florida, when indoor relative humidity levels consistently exceeds 55% there is enough moisture in the air for transitory mold spores to grow)
Don't install vinyl wallcoverings on the inside of exterior walls. The wallpaper provides a water vapor barrier and can create mold growth.
Use bathroom fans when showering, and always wipe down the shower stall to prevent mildew (mold) growth in the grout.
Do not leave the A/C running with doors or windows open. Condensation will occur on diffuser vents and can create mold problems.
Make sure the condensate drain line from the air-handling unit remains free of clogs and drains far enough away from the building envelope. Otherwise, the moisture will make constant contact with the exterior wall and given enough time and moisture will wick through to the interior living space; creating mold problems.

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Mold Remediation:

We are independent of the remediation process and defer to the qualified remediator for specific repair protocols.

Additional Remediation Information:

Source Containment: "Source containment may be as simple as placing a moldy ceiling tile in a plastic bag, sealing the bag, and removing the sealed bag from the building. This level of containment is considered adequate to prevent spore dissemination from minimal areas of contamination."

Local Containment: "Local containment of contaminents may be achieved by constructing an enclosure from two layers of polyethylene film supported on a wood stud frame. A HEPA vacuum nozzle is used to create negative pressure within the enclosure. Note: The vacuum canister is located outside the enclosure. The negative pressure must be sufficient to ensure containment of bioaerosols. Source containment is used for contaminated material, which is double bagged in 6-mil polyethlene. The bags should be discarded through a decontamination unit which is constructed for entry and exit into and exit from a remediation area. Remaining buiding surfaces and materials should be damp wiped to remove adherent dust. This final cleaning should be performed using minimal water to avoid wetting the material to the point that any residual microbial contamination could regrow."

Fullscale Containment: " A fullscale containment commentsurate with an abestos abatement progarm is recommended for removing materials that are extensively contaminated with visible fungal growth."

Critical Barrier: " Two layers of polyethylene sheeting are used to create a critical barrrier to isolate a contaminated area from clean or occupied building zones. Critical barriers must block all openings, fixtures, and HVAC system components to prevent the spread of dirt and spores beyond the containment area. The barriers must be constructed without disturbing the contaminated materials."

Negative Pressure: "A negative pressure differential between the work area and the surrounding space must be created to prevent contaminants from leaving the work zone. An air filtration device (e.g., a negative air machine) with HEPA filter should be used to negatively pressurize the work area."

Biocide Use: " Remediatiors must carefully consider the necessity and advisability of applying biocides when cleaning microbially contaminated surfaces. The goal of remediation programs should be removal of all microbial growth. This generally can be accomplished by physical removal of materials supporting active growth and thorough cleaning of non-porous materials. Therefore, application of a biocide would serve no purpose that could not be accomplished with a detergent or cleaning agent. Prevention of future microbial contamination should be accomplished by (a) avoiding the conditions that led to past contamination, (b) using materials that are not readily susecptible to biodeterioration, and (c) where necessary, applying compouds designed to suprress vegetative bacterial and fungal growth or using materials treated with such compounds."

HVAC System Remediation: "Non-porous materials can be readily cleaned and reused. Application of biocides as a substitute for removing microbial growth and settled biolocical material is not considered acceptable. In the first place, most dis-infectants and sanitizers are approved for use on previously cleaned rather than soiled surfaces. Secondly, the allergenicity and toxicity of biological material is not related to microorganism viability. Contaminated porous materials in HVAC systems must be removed to the bare (underlying) metal and the contaminated materials appropriately discarded. Full-containment procedures should be implemented when removing extensive areas of contaminated porous materials from large HVAC system components (e.g., air handling plenums). Depending on the extent of visible fungal contamination, removal of porous materials from smaller HVAC system components (e.g., unit ventilators and fan coil units) requires source or local containment precautions supplemented by HEPA vacuum cleaning."

Source - Bioaerosols: Assessment and Control

Molds in the Environment:

Molds live in the soil, on plants, and on dead or decaying matter. Outdoors, molds play a key role in the breakdown of leaves, wood, and other plant debris. Molds belong to the kingdom Fungi, and unlike plants, they lack chlorophyll and must survive by digesting plant materials, using plant and other organic materials for food. Without molds, our environment would be overwhelmed with large amounts of dead plant matter.

Molds produce tiny spores to reproduce, just as some plants produce seeds. These mold spores can be found in both indoor and outdoor air, and settled on indoor and outdoor surfaces. When mold spores land on a damp spot, they may begin growing and digesting whatever they are growing on in order to survive. Since molds gradually destroy the things they grow on, you can prevent damage to building materials and furnishings and save money by eliminating mold growth.

Moisture control is the key to mold control. Molds need both food and water to survive; since molds can digest most things, water is the factor that limits mold growth. Molds will often grow in damp or wet areas indoors. Common sites for indoor mold growth include bathroom tile, basement walls, areas around windows where moisture condenses, and near leaky water fountains or sinks. Common sources or causes of water or moisture problems include roof leaks, deferred maintenance, condensation associated with high humidity or cold spots in the building, localized flooding due to plumbing failures or heavy rains, slow leaks in plumbing fixtures, and malfunction or poor design of humidification systems. Uncontrolled humidity can also be a source of moisture leading to mold growth, particularly in hot, humid climates.

Health Effects and Symptoms Associated with Mold Exposure:

When moisture problems occur and mold growth results, building occupants may begin to report odors and a variety of health problems, such as headaches, breathing difficulties, skin irritation, allergic reactions, and aggravation of asthma symptoms; all of these symptoms could potentially be associated with mold exposure.

All molds have the potential to cause health effects. Molds produce allergens, irritants, and in some cases, toxins that may cause reactions in humans. The types and severity of symptoms depend, in part, on the types of mold present, the extent of an individual's exposure, the ages of the individuals, and their existing sensitivities or allergies.

Ten Things You Should Know About Mold:

Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma, and other respiratory complaints.
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.
If mold is a problem in your home or school, you must clean up the mold and eliminate sources of moisture.
Fix the source of the water problem or leak to prevent mold growth.
Reduce indoor humidity (to 30-60% ) to decrease mold growth by: venting bathrooms, dryers, and other moisture-generating sources to the outside; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dishwashing, and cleaning.
Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth.
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.
Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation.
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).
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.

EPA Publication:

"A Brief Guide to Mold, Moisture, and Your Home"

http://www.epa.gov/mold/moldguide.html

For more information about other Indoor air Quality Issues (click here)

For more information about radon & mold visit www.radonmoldhelp.com

For more information about mold and indoor air quality please visit the "links" below.

Aerias - Air Quality Sciences - In general, gaseous and particle pollutant levels in the home are often 2 to 100 times higher than those found outdoors. A home's furnishings, building materials, appliances, cleaning chemicals, and hobby materials are just some of the sources of these pollutants. Excessive moisture in homes from water leaks and uncontrolled humidity also can lead to elevated allergens and molds. A consequence of air tight and well-insulated building construction is less fresh air enters structure, which allows pollutant levels to increase by trapping air inside. Eventually, they can become irritating and unhealthy to home occupants. Some also contribute to unacceptable and noxious odors.

After the flood...getting back into your home safely - A building that has been damaged by rising water can be a dangerous place. This will help you know what to look out for and how to protect yourself and your family. It will also tell you what you need to know about cleaning up and making your home safe to live in again.

American Indoor Air Quality Council - Indoor Air Quality Certification Body. Promoting awareness, education, and certification in the field of Indoor Air Quality. Integrity ~ Credibility ~ Independence

American Industrial Hygiene Association - Facts about Mold - Mold is in the news. People are talking about its potential health and economic impact. But what are the real risks and issues?

Building Science Resource - Moisture This website has some great publications about moisture and it's relation to the building envelope.

California Department of Health Services Indoor Air Quality Info Sheet Mold in My Home: What Do I Do? - Provides basic information to people who have experienced water damage to their home. It describes health concerns related to mold exposure, and it also provides general guidelines on prevention, mold detection, as well as cleanup of mold-contaminated materials. Additional resources and documents are referenced.

Carbon Dioxide: A Common Indoor Air Pollutant - Carbon dioxide (CO₂) is a colorless, odorless gas formed by metabolic activity (humans and other animals exhale carbon dioxide when they breathe), combustion activities, and motor vehicles in garages. In solid form, it is called dry ice. Though carbon dioxide is not toxic itself, the amount found in the indoor environment is used as an indicator for human comfort.

Centers for Disease Control - FAQ - Stachybotrys - Questions and Answers on Stachybotrys chartarum and other molds.

Clean Air Inspections - News Publications of some really useful information about indoor air quality and mold.

Controlling Mold Growth in the Home - Molds thrive on organic materials like natural fibers (such as cotton and wool), paper, leather, wood or surfaces coated with the slightest amount of organic matter such as food, grease and soil.

Damp Indoor Spaces and Health - Almost all buildings experience excessive moisture, leaks, or flooding at some point. If dampness-related problems are to be prevented, it is essential to understand their causes.

http://doctorfungus.org/ - Great site for mold information and glossary.

Environmental Protection Agency - The home page of E.P.A.

Environmental Solutions Association - Environmental Solutions Association (ESA) is the nation's premier, membership-based training organization formed exclusively to provide industry professionals with the training and education necessary to confront the environmental and safety issues faced by property owners, inspectors, remediation experts, and all other related industry personnel.

EPA - Air Duct Cleaning - "Should You Have the Air Ducts in Your Home Cleaned?"

EPA - Health and Mold - How do molds affect people? Some people are sensitive to molds. For these people, exposure to molds can cause symptoms such as nasal stuffiness, eye irritation, wheezing, or skin irritation. Some people, such as those with serious allergies to molds, may have more severe reactions. Severe reactions may occur among workers exposed to large amounts of molds in occupational settings, such as farmers working around moldy hay. Severe reactions may include fever and shortness of breath. Some people with chronic lung illnesses, such as obstructive lung disease, may develop mold infections in their lungs.

EPA - Mold & Indoor Air Quality - This link has a lot of very useful publications from the E.P.A. about mold and indoor air quality.

EPA - Mold in Schools - Common Moisture Sources Found in Schools. Moisture problems in school buildings can be caused by a variety of conditions, including roof and plumbing leaks, condensation, and excess humidity. Some moisture problems in schools have been linked to changes in building construction practices during the past twenty to thirty years. These changes have resulted in more tightly sealed buildings that may not allow moisture to escape easily. Moisture problems in schools are also associated with delayed maintenance or insufficient maintenance, due to budget and other constraints. Temporary structures in schools, such as trailers and portable classrooms, have frequently been associated with moisture and mold problems.

EPA - Mold Remediation in Schools

EPA - Mold Resources - Molds produce tiny spores to reproduce. Mold spores waft through the indoor and outdoor air continually. When mold spores land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. There are molds that can grow on wood, paper, carpet, and foods. When excessive moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or un-addressed. 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.

EPA - "10 things you should know about mold."

Flood Clean-up Fact Sheet - During a flood cleanup, the indoor air quality in your home or office may appear to be the least of your problems. However, failure to remove contaminated materials and to reduce moisture and humidity can present serious long-term health risks. Standing water and wet materials are a breeding ground for microorganisms, such as viruses, bacteria, and mold. They can cause disease, trigger allergic reactions, and continue to damage materials long after the flood.

Florida Dept. of Health

Florida Dept. of Health - Indoor Mold and Health - The Florida Department of Health has developed this brochure to address some of the most common questions and concerns about indoor mold, how it affects human health, and ways in which you can prevent or remove it.

Formaldehyde In The Indoor Environment - Formaldehyde is a colorless gas with a strong odor at room temperature. Formaldehyde is a type of volaticle organic compound (VOC) that is a common indoor air pollutant. Formaldehyde is an important chemical used widely to manufacture building materials and numerous household products. It is also a by-product of combustion and certain other natural processes.

Golden Rule: Insides vs. Outsides? - Written By : Steven D. Parkhurst, CIH, LIH, CIAQP

Greenguard Environmental Institute - GEI is an industry independent, non-profit organization with mission to improve public health and the quality of life through programs that improve indoor air.

Guidelines for Re-Occupancy of Flooded Buildings: Controlling Exposure to Biological Building Contaminants,

Hiring a Mold Assessor - There are no federal regulations covering professional services in the general field of indoor air quality (IAQ). However, there are some steps that you can take to ensure that you select the best assistance available. A qualified IAQ consultant should have appropriate experience and be able to demonstrate a broad understanding of indoor air quality problems and the conditions that can lead to them.

Humidifiers: Different Types and How They Can Be A Health Hazard - Humidifiers are used in homes to increase the humidity level. Though it is important to keep humidity levels below 60 percent in a home to discourage dust mites and mold, there are also problems if humidity levels fall below 40 percent.

Indoor Air Quality Association - The Indoor Air Quality Association (IAQA) is a nonprofit, multi-disciplined organization, dedicated to promoting the exchange of indoor environmental information, through education and research, for the safety and well being of the general public.

Indoor Environmental Standards Organization - As the indoor air quality (IAQ) industry continues to evolve, businesses that are responsible for managing IAQ issues are adapting to meet the demands of the industry. The Indoor Environmental Standards Organization (IESO) was established in 2002 to assist these businesses.

Indoor Environment Connections - Indoor Environment Connections is an independent trade newspaper owned by Indoor Environment Communications and serving the indoor environmental marketplace.

Institute of Medicine of the National Academies - The Institute of Medicine serves as adviser to the nation to improve health.

Insulation: The Different Types and Their Advantages and Disadvantages - Over the years, there have been many health concerns that have arisen due to insulation materials such as asbestos and urea formaldehyde foam insulation. Here are the different types of insulations that have been and are being used along with their advantages and disadvantages:

Minnesota Dept. of Health - Mold

Mold and Human Health - Molds are a natural part of the environment, but human health problems may result when people are exposed to large amounts of mold, particularly indoors. Inhaling excessive quantities of airborne mold particles or spores may lead to allergic illness, trigger asthma, cause respiratory infections, or bring about toxic effects from certain chemicals in the mold cells.

Molds in Indoor Workplaces

Certified Mold Strategies Website

Mycotoxins: Toxins Produced By Some Molds - Mycotoxins have been found in homes, agricultural settings, food, and office buildings. They have been found in many moldy construction materials and in buildings where building-related symptoms and building-related illness have been diagnosed.

National Academies Press

New York City Dept. of Health - Guidelines on Assessment and Remediation of Fungi in Indoor Environments.

OSHA - Indoor Air Quality - Concerns with indoor air quality (IAQ) have increased since energy conservation measures were instituted in office buildings during the 1970s, minimizing the infiltration of outside air and contributing to the buildup of indoor air contaminants.

Ozone: Helpful or Harmful? - Ozone is an irritating and corrosive gas that is usually colorless but becomes blue at high concentrations. It occurs naturally in the atmosphere because of thunderstorms. In the stratosphere (6 miles to 30 miles up in the air), ozone plays an important role in screening out harmful ultraviolet radiation from the sun that can result in health problems such as increased skin cancers. But down at earth level and indoors it is considered a pollutant due to emissions of nitrogen oxides and volatile organic compounds (VOCs).

Residential Air cleaners - There is a large body of written material on ozone and the use of ozone indoors. However, much of this material makes claims or draws conclusions without substantiation and sound science.

Residential Ventilation Heating, Ventilating and Air-Conditioning Systems in Residences - Ventilation is the process of bringing clean, fresh (outdoor) air into the house and removing stale indoor air from the house. This is done by clean infiltration, natural ventilation, and mechanical ventilation. Insufficient ventilation is one of the main causes of poor indoor air quality, because the lack of clean, outdoor air can result in the build up of pollutants, irritants, and odors that may adversely affect the indoor environment. Without ventilation, the pollutants and odors cannot be flushed out of the home.

Sick Building Syndrome - As opposed to building-related illness where there are specific health complaints that are caused by a known problem, building-related symptoms (BRS), also called sick building syndrome (SBS) symptoms are nonspecific and cannot be traced to a particular cause.

Sulfur Dioxide: An Outdoor and Indoor Air Pollutant - Sulfur dioxide (S0₂) is a colorless gas or liquid with a suffocating and pungent odor. It is a common combustion pollutant. It is an important outdoor air pollutant given off by coal burning power plants. This is because some coal is contaminated with sulfur. When the coal is burned, the sulfur dioxide is released into the air. If there is moisture in the air, the sulfur dioxide dissolves into the moisture creating acid rain (sulfuric acid).

Texas Dept. of State Health Services - Protecting Your Home From Mold - Mold growth problems can adversely affect many homeowners in Texas. Homeowners who act quickly and appropriately can prevent or correct conditions that may cause mold growth. The Texas Department of Health (TDH) and Texas Department of Insurance (TDI) prepared this publication to help you understand the concerns related to mold growth and to provide some effective steps you can take to help prevent mold growth. The following information will help protect your investment in your home and may prevent the possibility of health risks due to mold exposure.

US Dept. of Energy

United States Dept. of Health

Certified mold inspection, assessment and testing in Naples, Bonita Springs, Estero, Ft. Myers, Fort myers, Cape Coral, Lehigh Acres, Collier County, Lee County. Certified by the American Indoor Air Quality Council (AmIAQ) and Envirnomental Solutions Association (ESA)

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