North Coast Community Homes

516 Mold

It is the policy of North Coast Community Homes that mold as a result of moisture problems outside of a bathroom be prevented as much as reasonably possible, that water leaks or spills be cleaned up quickly, and that surfaces with mold growth be cleaned promptly. NCCH staff shall be trained to recognize mold situations and tenants and providers should be given instructions on the need to maintain the properties and to report the existence of mold.

Board Approved: July 6, 2004

NORTH COAST COMMUNITY HOMES

MOLD PROCEDURES

Procedure

Mold Basics

The key to mold control is moisture control.
If mold is a problem in a property it should be cleaned up promptly and any water problems should be fixed.
It is important to dry water-damaged areas and items within 24-48 hours to prevent mold growth.

Molds are part of the natural environment. Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves and dead trees, but indoors, mold growth should be avoided. Molds reproduce by means of tiny spores; the spores are invisible to the naked eye and float through outdoor and indoor air. Mold may begin growing indoors when mold spores land on surfaces that are wet. There are many types of mold, and none of them will grow without water or moisture. Molds can come in many colors.
Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing. Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold. In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people. Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold.

Identification and Removal of Mold

Staff shall be trained on how to recognize mold. It is impossible to get rid of all mold and mold spores indoors; some mold spores will be found floating through the air and in house dust. The mold spores will not grow if moisture is not present. Indoor mold growth can and should be prevented or controlled by controlling moisture indoors. If there is mold growth in a property, staff should evaluate and remediate the mold pursuant to this procedure and fix the water problem.
Cleanup
NCCH staff should remediate moldy areas less than about 10 square feet (less than roughly a 3 ft. by 3 ft. patch) following the guidelines below. However:

If there has been a lot of water damage, and/or mold growth covers more than 100 square feet the maintenance supervisor should contact an outside contractor who will follow the accepted mold remediation procedures.
If there is a suspicion that the heating/ventilation/air conditioning (HVAC) system may be contaminated with mold it should be investigated by a contractor experienced with mold remediation.
If the water and/or mold damage was caused by sewage or other contaminated the maintenance supervisor should make a judgment whether to call in a professional who has experience cleaning and fixing buildings damaged by contaminated water.

All plumbing leaks and other water problems should be fixed as soon as possible and all items should be dried completely.
For areas less than 10 sf, scrub mold off hard surfaces with detergent and water, and dry completely.
Absorbent or porous materials, such as ceiling tiles and carpet, may have to be thrown away if they become moldy. Mold can grow on or fill in the empty spaces and crevices of porous materials, so the mold may be difficult or impossible to remove completely.
Clean up the mold and dry the surfaces before painting. Do not paint or caulk moldy surfaces as paint applied over moldy surfaces is likely to peel.

Avoid breathing in mold or mold spores. In order to limit your exposure to airborne mold, staff may want to wear a N-95 respirator. Some N-95 respirators resemble a paper dust mask with a nozzle on the front; others are made primarily of plastic or rubber and have removable cartridges that trap most of the mold spores from entering. In order to be effective, the respirator or mask must fit properly.
Wear gloves. Long gloves that extend to the middle of the forearm are recommended. When working with water and a mild detergent, ordinary household rubber gloves may be used. If staff are using a disinfectant, a biocide such as chlorine bleach, or a strong cleaning solution, you should select gloves made from natural rubber, neoprene, nitride, polyurethane, or PVC. Avoid touching mold or moldy items with your bare hands.
Wear goggles. Goggles that do not have ventilation holes are recommended. Avoid getting mold or mold spores in your eyes.

Staff must have completely fixed the water or moisture problem before the cleanup or remediation can be considered finished.

Staff should have completed mold removal. Visible mold and moldy odors should not be present.
Staff should revisit the property shortly after cleanup to verify that it shows no signs of water damage or mold growth.

Moisture control is the key to mold control, so when water leaks or spills occur indoors – Act quickly. If wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow. Staff should advise all tenants and supportive living staff to alert NCCH of any leaks or significant spills or flooding.
Clean and repair roof gutters regularly and make sure the ground slopes away from the building foundation, so that water does not enter or collect around the foundation.
Keep air conditioning drip pans clean and the drain lines unobstructed and flowing properly.

Keep indoor humidity low. If possible, keep indoor humidity below 60 percent (ideally between 30 and 50 percent) relative humidity.
If staff see condensation or moisture collecting on windows, walls or pipes, act quickly to dry the wet surface and reduce the moisture/water source. Condensation can be a sign of high humidity.

Actions that will help to reduce humidity:
Staff should advise tenants and supportive staff of NCCH properties of ways in which humidity can be reduced.

Vent appliances that produce moisture, such as clothes dryers, stoves, and kerosene heaters to the outside where possible. (Combustion appliances such as stoves and kerosene heaters produce water vapor and will increase the humidity unless vented to the outside.)
Use air conditioners and/or de-humidifiers when needed.
Run the bathroom fan or open the window when showering. Use exhaust fans or open windows whenever cooking, running the dishwasher or dishwashing, etc.

Increase ventilation or air movement by opening doors and/or windows, when practical. Use fans as needed.
Cover cold surfaces, such as cold water pipes, with insulation.
Increase air temperature.

Hidden mold

Staff may suspects hidden mold if a building smells moldy, but cannot see the source, or if staff knows there has been water damage and residents are reporting health problems. Mold may be hidden in places such as the back side of dry wall, wallpaper, or paneling, the top side of ceiling tiles, the underside of carpets and pads, etc. Other possible locations of hidden mold include areas inside walls around pipes (with leaking or condensing pipes), the surface of walls behind furniture (where condensation forms), inside ductwork, and in roof materials above ceiling tiles (due to roof leaks or insufficient insulation).

Investigating hidden mold problems

Investigating hidden mold problems may be difficult and will require caution when the investigation involves disturbing potential sites of mold growth. For example, removal of wallpaper can lead to a massive release of spores if there is mold growing on the underside of the paper. If staff believe that there may be a hidden mold problem the maintenance supervisor should be consulted to determine the need to bring in a professional.

Cleanup and Biocides

Biocides are substances that can destroy living organisms. The use of a chemical or biocide that kills organisms such as mold (chlorine bleach, for example) is not recommended as a routine practice during mold cleanup. There may be instances, however, when professional judgment of the maintenance supervisor may indicate its use. If disinfectants or biocides are used always ventilate the area and exhaust the air to the outdoors. Never mix chlorine bleach solution with other cleaning solutions or detergents that contain ammonia because toxic fumes could be produced. Dead mold may still cause allergic reactions in some people, so it is not enough to simply kill the mold, it must also be removed.

Clean and dry wet or damp spots within 48 hours.Water Damage - Cleanup and Mold Prevention

Table 1 presents strategies to respond to water damage within 24-48 hours. These guidelines are designed to help avoid the need for remediation of mold growth by taking quick action before growth starts. If mold growth is found on the materials listed in Table 1, refer to Table 2 for guidance on remediation. Depending on the size of the area involved and resources available, professional assistance may be needed to dry an area quickly and thoroughly.
Table 1: Water Damage - Cleanup and Mold Prevention
Guidelines for Response to Clean Water Damage within 24-48 Hours to Prevent Mold Growth*
Water-Damaged Material† / Actions
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 flooring§ (Linoleum, ceramic tile, vinyl) /

Vacuum or damp wipe with water and mild detergent and allow drying; scrubbing if necessary.
Check to make sure under flooring is dry; dry under flooring if necessary.

Non-porous, hard surfaces
(Plastics, metals) /

Vacuum or damp wipe with water and mild detergent and allow drying; scrubbing if necessary.

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.

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 wall for drying.

*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 doubt. Note that mold growth will not always occur after 48 hours; this is only a guideline.
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 an experienced professional should be consulted. Do not use fans before determining that the water is clean or sanitary.
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.

Don't let foundations stay wet. Provide drainage and slope the ground away from the foundation.

Guidelines for Remediating Building Materials with Mold Growth Caused by Clean Water

Table 2 presents remediation guidelines for building materials that have or are likely to have mold growth. The guidelines in Table 2 are designed to protect the health of occupants and cleanup personnel during remediation. These guidelines are based on the area and type of material affected by water damage and/or mold growth. Please note that these are guidelines; some professionals may prefer other cleaning methods.
Although the level of personal protection suggested in these guidelines is based on the total surface area contaminated and the potential for remediator and/or occupant exposure, professional judgment should always play a part in remediation decisions. These remediation guidelines are based on the size of the affected area to make it easier for remediators to select appropriate techniques, not on the basis of health effects or research showing there is a specific method appropriate at a certain number of square feet. The guidelines have been designed to help construct a remediation plan. The remediation manager will then use professional judgment and experience to adapt the guidelines to particular situations. When in doubt, caution is advised. Consult an experienced mold remediator for more information.
In cases in which a particularly toxic mold species has been identified or is suspected, when extensive hidden mold is expected (such as behind vinyl wallpaper or in the HVAC system), when the chances of the mold becoming airborne are estimated to behigh, or sensitive individuals (e.g., those with severe allergies or asthma) are present, a more cautious or conservative approach to remediation is indicated. Always make sure to protect remediators and building occupants from exposure to mold.
Table 2: Guidelines for Remediating Building Materialswith Mold Growth Caused by Clean Water*
Material or Furnishing Affected / Cleanup Methods† / Personal Protective Equipment / Containment
SMALL - Total Surface Area Affected Less Than 10 square feet (ft2)
Minimum
N-95 respirator, gloves, and goggles / None required
Carpet and backing / 1, 3
Concrete or cinder block / 1, 3
Hard surface, porous flooring (linoleum, ceramic tile, vinyl) / 1, 2, 3
Non-porous, hard surfaces (plastics, metals) / 1, 2, 3
Wallboard (drywall and gypsum board) / 3
Wood surfaces / 1, 2, 3
MEDIUM - Total Surface Area Affected Between 10 and 100 (ft2)
Carpet and backing / 1,3,4 / Limited or Full
Use professional judgment, consider potential for remediator exposure. / Limited or Full
Use professional judgment, consider potential for remediator/occupant exposure
Concrete or cinder block / 1,3
Hard surface, porous flooring (linoleum, ceramic tile, vinyl) / 1,2,3
Non-porous, hard surfaces (plastics, metals) / 1,2,3
Wallboard (drywall and gypsum board) / 3,4
Wood surfaces / 1,2,3
LARGE – NCCH will hire professional contractors to remediate if total Surface Area Affected is Greater Than 100 (ft2)
Cleanup Methods
A variety of mold cleanup methods are available for remediating damage to building materials and furnishings caused by moisture control problems and mold growth. The specific method or group of methods used will depend on the type of material affected, as presented in Table 2. Please note that professional remediators may use some methods not covered in these guidelines; absence of a method in the guidelines does not necessarily mean that it is not useful.
Method 1: Wet Vacuum
Wet vacuums are vacuum cleaners designed to collect water. They can be used to remove water from floors, carpets, and hard surfaces where water has accumulated. They should not be used to vacuum porous materials, such as gypsum board. They should be used only when materials are still wet—wet vacuums may spread spores if sufficient liquid is not present. The tanks, hoses, and attachments of these vacuums should be thoroughly cleaned and dried after use since mold and mold spores may stick to the surfaces.
Method 2: Damp Wipe
Whether dead or alive, mold is allergenic, and some molds may be toxic. Mold can generally be removed from nonporous (hard) surfaces by wiping or scrubbing with water, or water and detergent. It is important to dry these surfaces quickly and thoroughly to discourage further mold growth. Instructions for cleaning surfaces, as listed on product labels, should always be read and followed. Porous materials that are wet and have mold growing on them may have to be discarded. Since molds will infiltrate porous substances and grow on or fill in empty spaces or crevices, the mold can be difficult or impossible to remove completely.
Method 3: HEPA Vacuum
HEPA (High-Efficiency Particulate Air) vacuums are recommended for final cleanup of remediation areas after materials have been thoroughly dried and contaminated materials removed. HEPA vacuums are also recommended for cleanup of dust that may have settled on surfaces outside the remediation area. Care must be taken to assure that the filter is properly seated in the vacuum so that all the air must pass through the filter. When changing the vacuum filter, remediators should wear PPE to prevent exposure to the mold that has been captured. The filter and contents of the HEPA vacuum must be disposed of in well-sealed plastic bags.
Method 4: Discard — Remove Damaged Materials and Seal in Plastic Bags
Building materials and furnishings that are contaminated with mold growth and are not salvageable should be double-bagged using 6-mil polyethylene sheeting. These materials can then usually be discarded as ordinary construction waste. It is important to package mold-contaminated materials in sealed bags before removal from the containment area to minimize the dispersion of mold spores throughout the building. Large items that have heavy mold growth should be covered with polyethylene sheeting and sealed with duct tape before they are removed from the containment area.