Mold Prevention, Assessment, and Remediation

Mold Prevention, Assessment, and Remediation

Guidelines

Standard Operational Procedure

UCO Environmental Health & Safety Mission Statement:

The mission of EHS is to ensure a safe and healthful Learning, Living, and Work environment for Faculty, Staff, Students and the Surrounding Community. To promote safe work practices and procedures that do not cause harm to people, property, or the environment, and to protect all assets under the control of UCO through sound administration of our insurance programs.

MOLD PREVENTION AND REMEDIATION INFORMATION GUIDE

Introduction

·  Fungus can be found everywhere in an indoor or outdoor environment. There are thousands of types of molds and yeast, the two groups of plants in the fungus family. Yeasts are single cells that divide to form clusters. Molds consist of many cells that grow as branching threads called hyphae. The visual presence of fungus on building materials does not necessarily mean that there will be health effects.

·  Whether people develop symptoms depends on the quantity of the exposure and the susceptibility of exposed persons. Susceptibility depends on age, state of health, genetic inheritance, other concurrent exposures.

·  The seeds or reproductive particles of fungi are called spores. They differ in size, shape, and color among species. Each spore that germinates can give rise to new mold growth, which in turn can produce millions of spores. Exposure to fungal spores, fragments of the fungus, or by-products (metabolites) may result in or aggravate allergic symptoms, cause toxic effects, or infections is some instances.

Allergic (immunologic) Effects

·  Allergic reactions may include asthma, Hypersensitivity Pneumonitis (HP), allergic rhinitis, or dermatitis. The common symptoms are runny nose, eye irritation, cough, congestion, and aggravation of asthma.

·  HP may occur after repeated exposures to an allergen, usually in an agricultural setting. HP can also occur in office settings or homes, for example, from contaminated humidifiers (humidifier fever).

·  Exposure to mold during renovation and repair activities may lead to allergic or respiratory symptoms if proper precautions are not taken. Because allergic effects take time to develop, repeated exposures are usually needed before health problems occur.

Toxic Effects

·  A wide variety of symptoms such as headache, fatigue, nausea, and respiratory and eye irritation have been associated with the toxic effects of mold exposure to certain molds. These include Aspergillis, Penicillium, Fusarium, Trichoderma, Memnoniella, and Stachybotris.

·  One illness that has been associated with the toxic effects of mold is Organic Dust Toxic Syndrome (ODTS) which may occur after a single, heavy exposure, resulting in flu-like symptoms.

·  A few studies have linked Stachybotris to lung problems in infants, but these studies are under question. Toxic effects do not require repeated exposures to cause effects.

Infectious Diseases

·  Molds that may cause on infectious disease are rare and are usually only a problem to those persons who have compromised immune systems or to some people who experience very large exposures.

·  Molds that can cause infections include Aspergillis fumagatis, Histoplasma capsulatum, and Cryptococcus neoformans.

·  Exposure to bird or bat droppings (Histoplasmosis and Cryptococcus) that have been in contact with the soil can lead to health effects similar to flu. Severe disease is unlikely in health individuals.

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Notification Process

·  Once EHS has been notified that a potential problem exists, EHS is immediately notified of the potential problem.

·  EHS will dispatch a staff member to conduct a visual inspection of the area in question.

·  Action taken by EHS at this point will depend upon the nature of the complaint.

Mold Compliant Standard Operating Procedure

·  Upon notification of a complaint EHS staff members immediately conduct a site assessment. The goal of the assessment is to find the foundation of a problem that is associated with the symptoms exhibited by occupants.

·  This assessment includes:

o  A visual inspection of an area

o  Indoor Air Quality Sampling to include, relative humidity readings, moisture reading in wall materials etc., and mold spore sampling.

o  Mold samples are sent to QuanTem Lab for quantification and types of molds present.

o  An EHS staff member reviews the lab results and offers a course of action depending upon the outcome of test. If mold growth is visible on more than a 25 sq feet area then immediate actions are taken to remediate the problem. EHS conducts sampling before and after any remedial actions.

o  Remediation recommendations depend upon the magnitude of a problem. See tables 1 and 2 of this document.

§  UCO follows EPA and New York City Guidelines for mold remediation and management

§  UCO contracts with a professional mold remediation company to remediate areas of concern.

Environmental Assessment

·  The visual presence of water damage, mold, or musty odors may be an indicator and should be addressed as soon as possible.

·  In all instances, the source of the water must be stopped and the extent of water damage determined.

·  A visual inspection is usually all that is needed, and mold sampling is used to quantify and identify types of mold. This presents UCO with a baseline for comparison of the space before and after activities.

·  Building materials should be checked to determine remedial strategies. Common sources or causes of water or moisture problems include:

o  roof leaks

o  deferred maintenance

o  condensation associated with high humidity or cold spots in the building

o  localized flooding die to plumbing failures or heavy rains

o  slow leaks in plumbing fixtures

o  malfunction or poor design of humidification systems, and

o  lack of a dehumidification system in humid climates.

·  Wallboard (sheetrock/gypsum), ceiling tiles, cardboard, paper, and other cellulose materials should be given special attention.

·  The HVAC system should also be checked for damp filers, damp conditions elsewhere in the system, and overall cleanliness.

Personal Protective Equipment (PPE)

Gloves

o  Gloves are to be used to protect the hands from mold and its toxins and from potentially irritation cleaning solutions. Long gloves that extend up to the middle of the arm are recommended.

o  The type of gloves should be selected on the basis of the hazards of the materials being handled.

§  Detergent and water - ordinary household-type gloves may be used

§  Biocides (bleach, etc.) or strong cleaners - use natural rubber, neoprene, nitrile, polyurethane, or PVC.

Eye Protection

o  Goggles or a fullface respirator can be used to protect eyes. Goggles must be designed to prevent entry of dust or very small particles (non-vented). Non-vented goggles will also protect the eyes from irritating vapors from cleaning solutions.

o  Safety glasses or goggles with vent holes are not acceptable.

Respirators

o  Minimum: The N-95 respirator should be used when cleaning small areas. This device filters ourt 95% of the particulates in the air. Additional eye protection may be needed.

o  Moderate or Limited: Limited PPE includes a half-face or full-face elastomeric air purifying respirators (APRs) equipped with HEPA cartridges. These respirators have inhalation and exhalation valves that prevent contaminated air from reaching the inside of the respirator. Half-face respirators do not provide eye protection. In addition, the HEPA filters do not remove vapors or gases (such as bleach, etc.).

o  Full: In certain situations where large mold contaminated areas must be renovated or intense or long-term exposures are expected, a full-face powered air purifying respirator (PAPR) may be needed. Generally, a PAPR is less stressful to the wearer. Some PAPRs have hoods that cover the entire head.

Disposable Clothing

o  Limited: Disposable paper overalls may be used to protect clothing.

o  Full: Mold-impervious clothing to protect body as well as the head and feet are recommended. Tyvek, or other material that is breathable can be used, but all gaps, such as around the ankles and wrists should be sealed with duct tape or equivalent means.

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General Safety Precautions

·  Do not touch mold or moldy items with bare hands.

·  Do not get mold or mold spores in your eyes.

·  Do not breathe in mold or mold spores.

·  Consult Table 2 for containment guidelines, if any.

·  Use Personal Protective Equipment (PPE) when disturbing mold. The minimum PPE is an N-95 respirator, gloves, and eye protection.

·  Workers who have had recent surgery, who are immune compromised, or who have chronic inflammatory diseases (e.g., asthma, hypersensitivity pneumonitis, and severe allergies) should avoid mold remediation work.

Mold Remediation

Details for remediation of mold are presented in the attached tables. The key steps are:

·  Eliminate or control all known and potential sources of microbial contaminants by prompt cleanup and repair of all areas where water collection and leakage has occurred. Lack of water is the factor that limits mold growth.

·  Consult the EHS as appropriate throughout the process.

·  Assess the size of the mold problem and note the type of mold-damaged materials.

·  Identify the source or cause of the water or moisture problem. Plan remediation according to guidelines, and adapt as needed.

·  Communicate with the Building Coordinator for major renovations.

·  While containment may not be needed for small jobs, some persons in adjacent areas may be susceptible to mold and may need to be relocated, such as those who have had recent surgery, immune suppressed persons, or people with chronic inflammatory diseases (e.g., asthma, hypersensitivity pneumonitis, and severe allergies).

·  Notification should include description of the remedial measures to be taken and a timetable for completion.

·  Minimize exposure by limiting occupancy of contaminated airspace, limiting use of offending sources to specific areas or times, or evacuating contaminated areas until they can be ventilated adequately.

·  Isolate, if feasible, areas of renovation, painting, carpet laying, pesticide application, etc., from occupied areas that are not under construction. If possible, perform this work during evenings and weekends. If ventilation is turned off during weekends or other periods, ensure that system is on so that contaminant concentrations are sufficiently diluted prior to occupancy.

·  Supply adequate ventilation during and after completion of work to assist in diluting the contaminant levels.

·  Dry non-moldy items within 48 hours (See Table 1).

·  Clean and dry moldy materials (See Table 2).

·  Discard moldy items that can’t be cleaned (damp insulation in the ventilation system, moldy ceiling tiles, mildewed carpets).

·  If a biocide is used, ensure that it has been removed or dissipated before the air handling units are turned on.

o  After remediation, remove dusts in the area that may contain mold spores using a HEPA vacuum. All areas should be left dry and visibly free from contamination and debris.

o  Maintain indoor air relative humidity below 60% (50% where cold surfaces are in contact with room air).

o  Check for return of moisture or mold problem.

o  If hidden mold is discovered, reevaluate plan.

Clean-up Methods

A variety of methods are available. The specific method will depend on the materials that are affected. Four general techniques are:

Wet vacuum

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o  Wet vacuums are used to remove water from floors, carpets, and hard surfaces when sufficient water is present, otherwise, they may spread sports. They should not be used on porous surfaces such as gypsum board. The hoses and attachments should be thoroughly cleaned and dried after use since mold and mold spores can stick to surfaces.

Damp wipe

o  Mold can generally be removed from hard (nonporous) surfaces by wiping or scrubbing with water or water and detergent. Dry surfaces cleaned by this method thoroughly to discourage further mold growth. Porous surfaces will probably have to be discarded if mold growth is present.

HEPA vacuum

o  High Efficiency Particulate Air (HEPA) vacuums are recommended for final cleanup of remediation areas after materials have been completely dried and cleaned and contaminated materials have been removed.

o  HEPA vacuums can also be used to clean up dust in areas where it may have settled outside the remediation area.

o  The filter MUST be installed correctly and functioning in order for this method to be effective.

o  When changing the filter, personnel should wear proper personal protective equipment (PPE) to prevent exposure.

o  The contents of the HEPA vacuum and the contaminated filter should be disposed in a well-sealed bag.

Discard

o  Any building materials or items that are contaminated with mold should be discarded, but some items may be expensive or have sentimental value. Items of value may possibly be restored, so consult with a restoration specialist.

o  Building materials can be double bagged and discarded as construction waste.

o  Large items with heavy mold growth should be covered with polyethylene sheeting and sealed with duct tape before removal from a containment area.

Mold Prevention Tips

·  The key to mold control is moisture control. Solve moisture problems before they become mold problems.

·  Fix leaky plumbing and leaks in the building envelope as soon as possible.

·  Watch for condensation and wet spots. Fix sources of moisture problems as soon as possible.

·  Prevent moisture due to condensation by increasing surface temperature or reducing humidity.

·  To increase surface temperature, insulate or increase air circulation.

·  To reduce humidity, repair leaks, increase ventilation (if air outside is cold and dry) or use a dehumidifier (if outdoor air is warm and humid.

·  Keep heating, ventilation and air conditioning (HVAC) system drip pans clean, flowing properly, and unobstructed.

·  Vent moisture-generating appliances such as dryers to the outside where possible.

·  Maintain indoor air humidity at 30 to 50% if possible.

·  Perform regular building/HVAC inspections and maintenance as scheduled.

·  Clean and dry wet or damp spots within 48 hours.

·  Do not let foundations stay wet. Provide drainage and slope the ground away from the foundation.

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Table 1 - Water Damage - Cleanup and Mold Remediation /
Guidelines for Response to Clean Water Damage within 24-48 Hours to Prevent Mold Growth* /
Water-Damaged Material† / Actions
Books and papers / ·  For non-valuable items, discard.
·  Photocopy valuable important items, and discard originals.
·  Freeze (In frost-free freezer or meat locker) or freeze-dry.
Carpet and backing - dry within 24-48 hours / ·  Remove water with water extraction vacuum.
·  Reduce ambient humidity levels with dehumidifier.
·  Accelerate drying process with fans.
Ceiling tiles / ·  Discard and replace.
Cellulose insulation / ·  Discard and replace.
Concrete or cinder block surfaces / ·  Remove water with water extraction vacuum.
·  Accelerate drying process with dehumidifiers, fans, and/or heaters.
Fiberglass insulation / ·  Discard and replace.
Hard surface, porous floorings §
(linoleum, ceramic tile, vinyl) / ·  Vacuum or damp wipe with water and mild detergent, allow area to dry and scrub if necessary.
·  Make sure that under flooring is dry; dry under flooring as needed.
Non-porous, hard surfaces
(Plastics, metals) / ·  Vacuum or damp wipe with water and mild detergent and allow to dry; scrub if necessary.
Upholstered furniture / ·  Remove water with water extraction vacuum.
·  Accelerate drying process with dehumidifiers, fans, and/or heaters.
·  May be difficult to completely dry within 48 hours. If a piece is valuable, consider consulting a restoration/water damage professional who specializes in furniture.
Wallboard (Drywall and gypsum board) / ·  May be dried in place if there is no obvious swelling and the seams are intact. If not, remove, discard, and replace.
·  Ventilate the wall cavity, if possible.
Window Drapes / ·  Follow laundering or cleaning instructions recommended by the manufacturer.
Wood surfaces / ·  Remove moisture immediately and use dehumidifiers, gentle heat, and fans for drying. (Use caution when applying heat to hardwood floors.)
·  Treated or finished wood surfaces may be cleaned with mild detergent and clean water and allowed to dry.
·  Wet paneling should be pried away from the wall for drying.
· 
Please note: These guidelines are for damage caused by clean water. If you know or suspect that the water source is contaminated with sewage, or chemical or biological pollutants, then PPE and containment are required by OSHA. An experienced professional should be consulted if you and/or your remediation team do not have expertise in remediation of contaminated water situations. Do not use fans before determining if the water is clean or dirty.
* If mold growth has occurred or materials have been wet for more than 48 hours, consult Table 2 guidelines. Even if materials are dried within 48 hours, mold growth may have occurred. Items may be tested by professionals if there is a doubt, but only in limited circumstances. Note that mold growth will not always occur after 48 hours; this is only a guideline.
† If a particular item or items have monetary or sentimental value, you may wish to consult a restoration or water damage specialist
§ The sub-floor under the carpet or other flooring material must also be cleaned and dried. See the appropriate section of this table for recommended actions depending on the composition of the sub-floor.

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