PLEASE NOTE: AMI is not in the mold
remediation business. AMI mold inspectors are in fact certified
in mold remediation only to enable them to recognize incorrect or improper
remediation work during post-remediation clearance testing. We do not engage
in any mold removal or mold remediation services because we firmly believe
it is a conflict of interest for a mold inspection company to benefit
financially from remediation work resulting from their inspections.
[For more information on Conflicts of Interest
see Mold Scams & Rip Offs]
Mold should be removed as soon as it appears.
The goal of remediation is to remove or clean contaminated materials
in a way that prevents the emission of mold spores and dust contaminated
with fungi from leaving a work area and entering other occupied or
non-abatement areas. At the same time, special care should be taken to
protect the health of workers performing the abatement (remediation).
Any water intrusion should be stopped and cleaned
immediately (within 24 to 48 hours). The more time that passes before clean
up, drying, and removal of water damaged materials are addressed, the
greater potential for mold contamination. In all situations, however, the
underlying cause of water accumulation must be rectified or mold growth will
recur.
Non-porous materials (e.g., metals, glass, and hard plastics) and
semi-porous (e.g., wood, and concrete) that are structurally sound and are
visibly moldy can be cleaned and reused. Cleaning should be done using a
detergent solution.
Porous materials such as ceiling tiles and insulation, and wallboards
with more than a small area of contamination should be removed and
discarded. Porous materials (e.g., wallboard, and fabrics) that can be
cleaned, can be reused, but should be discarded if possible. A professional
restoration consultant should be contacted when restoring porous materials
with more than a small area of fungal contamination. All materials to be
reused should be dry and visibly free from mold. Routine visual inspections
should be conducted to watch for reoccurrences.
Mold and Chlorine Bleach - Bleach is commonly used by mold
remediation companies but may not be effective at killing mold in wood-based
building materials. For more information on bleach and mold, visit our
friends at Spore Tech Mold Investigations.
Five different levels of abatement are described below. The size of
the area impacted by mold contamination primarily determines the type of
remediation. The sizing levels are based on professional judgment and
practicality; currently there is not adequate data to relate the extent of
contamination to frequency or severity of health effects.
Level I: Small Isolated Areas (10 sq. ft or less) - e.g., ceiling
tiles, small areas on walls
- Small
remediation jobs under 10 square feet can usually be conducted by a
non-professional. Such persons should have knowledge of proper clean up
methods, personal protection, and potential health hazards.
For information from OSHA regarding Toxic and Hazardous Substances
click here.
- An OSHA approved
respiratory protection device such as the N95 disposable respirator,
available at Home Depot, should be worn at all time while in the
abatement area. Gloves and eye protection should be worn also.
- 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).
- Containment of
the work area is optional. However, dust suppression methods, such as
misting (not soaking) or covering surfaces with plastic prior to
remediation, are recommended.
- Contaminated
materials that cannot be cleaned should be removed from the building in
a sealed plastic bag. There are no special requirements for the disposal
of moldy materials.
- The work area
and areas used by remedial workers for egress should be cleaned with a
damp cloth and/or mop and a detergent solution.
- All areas should
be left dry and visibly free from contamination and debris.
Level II:
Mid-Sized Isolated Areas (10 - 30 sq. ft.) - e.g., individual wallboard
panels.
- Mid-sized
remediation jobs over 10 square feet can be conducted by a
non-professional, however, careful assessment is recommended before
beginning to help determine if a professional remediator would be
better. Such persons should have knowledge of proper clean up methods,
personal protection, and potential health hazards.
For information from OSHA regarding Toxic and Hazardous Substances
click here.
- An OSHA approved
respiratory protection device such as the N95 disposable respirator,
available at Home Depot, should be worn at all time while in the
abatement area. Gloves and eye protection should be worn also.
- 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).
- The work area
should be covered with a plastic sheet(s) and sealed with tape before
remediation, to contain dust/debris in the abatement area. Seal
ventilation ducts/grills in the work area and areas directly adjacent
with plastic sheeting. (Blue Painter's Tape will usually not damage wall
surfaces)
- Dust suppression
methods, such as misting (not soaking) or covering surfaces with plastic
prior to remediation, are recommended.
- Contaminated
materials that cannot be cleaned should be removed from the building in
sealed plastic bags. There are no special requirements for the disposal
of moldy materials.
- The work area
and areas used by remedial workers for egress should be HEPA vacuumed (a
vacuum equipped with a High-Efficiency Particulate Air filter) and
cleaned with a damp cloth and/or mop and a detergent solution.
- All areas should
be left dry and visibly free from contamination and debris.
Level III: Large
Isolated Areas (30 - 100 square feet) - e.g., several wallboard panels.
- A mold
inspection professional with experience performing microbial
investigations should be consulted prior to remediation activities to
provide oversight for the project. The following procedures at a minimum
are recommended:
- Personnel
trained in the handling of hazardous materials and equipped with
respiratory protection in accordance with the OSHA respiratory
protection standard (29 CFR 1910.134, is recommended. Gloves and eye
protection should be worn.
- The work area
and areas directly adjacent should be covered with a plastic sheet(s)
and taped before remediation, to contain dust/debris.
- Seal electrical
switches and outlets and ventilation ducts/grills in the work area and
areas directly adjacent with plastic sheeting. (Blue Painter's Tape will
usually not damage wall surfaces)
- The work area
and areas directly adjacent should be unoccupied. Further vacating of
people from spaces near the work area is recommended in the presence of
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).
- Dust suppression
methods, such as misting (not soaking) or covering surfaces with plastic
prior to remediation, are recommended.
- Contaminated
materials that cannot be cleaned should be removed from the building in
sealed plastic bags. There are no special requirements for the disposal
of moldy materials.
- The work area
and surrounding areas should be HEPA vacuumed and cleaned with a damp
cloth and/or mop and a detergent solution.
- All areas should
be left dry and visibly free from contamination and debris.
If abatement procedures are expected to generate a lot of dust (e.g.,
abrasive cleaning of contaminated surfaces, demolition of plaster walls)
or the visible concentration of the fungi is heavy (blanket coverage as
opposed to patchy), then it is recommended that the remediation
procedures for Level IV are followed.
Level IV:
Extensive Contamination (greater than 100 contiguous square feet)
A mold inspection
professional with experience performing microbial investigations should be
consulted prior to remediation activities to provide oversight for the
project. The following procedures are recommended:
Personnel trained in the handling of hazardous materials equipped with:
Full-face respirators with high efficiency particulate air (HEPA) cartridges
Disposable protective clothing covering both head and shoes
Gloves
Containment of the affected area:
Complete isolation of work area from occupied spaces using plastic sheeting
sealed with duct tape (including ventilation ducts/grills, fixtures, and any
other openings)
The use of an exhaust fan with a HEPA filter to generate negative
pressurization
Airlocks and decontamination room.
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
having undergone recent surgery, immune suppressed people, or people with
chronic inflammatory lung diseases (e.g., asthma, hypersensitivity
pneumonitis, and severe allergies).
Contaminated materials that cannot be cleaned should be removed from the
building in sealed plastic bags. The outside of the bags should be cleaned
with a damp cloth and a detergent solution or HEPA vacuumed in the
decontamination chamber prior to their transport to uncontaminated areas of
the building. There are no special requirements for the disposal of moldy
materials.
The contained area and decontamination room should be HEPA vacuumed and
cleaned with a damp cloth and/or mop with a detergent solution and be
visibly clean prior to the removal of isolation barriers.
Air monitoring should be conducted prior to occupancy to determine if the
area is fit to reoccupy.
Level V:
Remediation of HVAC Systems
5.1 A Small Isolated Area of Contamination (-10 square feet) in the HVAC
System
- Remediation can
be conducted by a non-professional. Such persons should have knowledge
of proper clean up methods, personal protection, and potential health
hazards.
For information from OSHA regarding Toxic and Hazardous Substances click
here.
- An OSHA approved
respiratory protection device such as the N95 disposable respirator,
available at Home Depot, should be worn at all time while in the
abatement area. Gloves and eye protection should be worn also.
- The HVAC system
should be shut down prior to any remedial activities.
- The work area
should be covered with a plastic sheet(s) and sealed with tape before
remediation, to contain dust/debris.
- Dust suppression
methods, such as misting (not soaking) or covering surfaces with plastic
prior to remediation, are recommended.
- Growth
supporting materials that are contaminated, such as the paper on the
insulation of interior lined ducts and filters, should be removed. Other
contaminated materials that cannot be cleaned should be removed in
sealed plastic bags. There are no special requirements for the disposal
of moldy materials.
- The work area
and areas immediately surrounding the work area should be HEPA vacuumed
and cleaned with a damp cloth and/or mop and a detergent solution.
- All areas should
be left dry and visibly free from contamination and debris.
- A variety of
biocides are recommended by HVAC manufacturers for use with HVAC
components, such as, cooling coils and condensation pans. HVAC
manufacturers should be consulted for the products they recommend for
use in their systems.
5.2 Areas of
Contamination (+10 square feet) in the HVAC System
- A mold
inspection professional with experience performing microbial
investigations should be consulted prior to remediation activities to
provide oversight for remediation projects involving more than a small
isolated area in an HVAC system. The following procedures are
recommended:
- Personnel
trained in the handling of hazardous materials equipped with:
*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
***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.
- The HVAC system
should be shut down prior to any remedial activities.
- Containment of
the affected area:
*Complete isolation of work area from the other areas of the HVAC system
using plastic
sheeting sealed with duct tape.
**The use of an exhaust fan with a HEPA filter to generate negative
pressurization.
***Airlocks and decontamination room if contamination is greater than 30
square feet.
- Growth
supporting materials that are contaminated, such as the paper on the
insulation of interior lined ducts and filters, should be removed. Other
contaminated materials that cannot be cleaned should be removed in
sealed plastic bags. When a decontamination chamber is present, the
outside of the bags should be cleaned with a damp cloth and a detergent
solution or HEPA vacuumed prior to their transport to uncontaminated
areas of the building. There are no special requirements for the
disposal of moldy materials.
- The contained
area and decontamination room should be HEPA vacuumed and cleaned with a
damp cloth and/or mop and a detergent solution prior to the removal of
isolation barriers.
- All areas should
be left dry and visibly free from contamination and debris.
- Air monitoring
should be conducted prior to re-occupancy with the HVAC system in
operation to determine if the area(s) served by the system are fit to
reoccupy.
- A variety of
biocides are recommended by HVAC manufacturers for use with HVAC
components, such as, cooling coils and condensation pans. HVAC
manufacturers should be consulted for the products they recommend for
use in their systems.
Hazard
Communication:
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.
Summary:
In summary, the prompt remediation of contaminated material and
infrastructure repair must be the primary response to fungal contamination
in buildings. The simplest and most expedient remediation that properly and
safely removes fungal growth from buildings should be used. In all
situations, the underlying cause of water accumulation must be rectified or
the fungal growth will recur. Emphasis should be placed on preventing
contamination through proper building maintenance and prompt repair of water
damaged areas.
Widespread contamination poses much larger problems that must be addressed
on a case-by-case basis in consultation with a health and safety specialist.
Effective communication with building occupants is an essential component of
all remedial efforts. Individuals with persistent health problems 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.
Suggested Reading: (click to download free EPA booklets)
A Brief
Guide to Mold, Moisture, and Your Home
This Guide provides information and guidance for homeowners and renters on
how to clean up residential mold problems and how to prevent mold growth. [PDF]
[HTML]
Una Breve Guía para el Moho, la Humedad y su Hogar
está disponible en el formato [PDF]
Mold Remediation in Schools and Commercial Buildings
This document presents guidelines for the remediation/cleanup of mold and
moisture problems in schools and commercial buildings; these guidelines
include measures designed to protect the health of building occupants and
remediators. [PDF]
[HTML]
Note:
Bleach is not effective at eliminating mold.
Bleach works well at cleaning mold off of a surface. The problem with bleach
is that it dries quickly. If mold is embedded beyond a surface, bleach often
dries before it reaches deeply embedded mold. To make matters worse, when
bleach dries it releases nitrogen. Nitrogen is food for mold. That's why you
often see mold in your shower coming back even worse than before when you
clean it with bleach. The mold is not ON the surface - it's BEHIND the
surface trying to get out. And it's possible that the mold behind the
surface is growing unrestricted by your cleaning efforts. For proper mold
killing cleaners, look for the word "MILDEWCIDE" on the bottle - not
fungicide. Most fungicide products are fine for preventing mold in bathrooms
and kitchens, but are by-in-large ineffective for mold removal. If you
believe that you or your children have symptoms that you suspect are caused
by exposure to mold, you should see a physician. Keep in mind that many
symptoms commonly associated with mold exposure may also be caused by many
other illnesses. You should tell your physician about any symptoms and
approximately when, how and how long you think you or your children were
exposed.
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