Dealing with Mold Issues

In case there was any doubt, the World Health Organization confirmed that mold poses a potential health hazard in its recently published Guidelines for Indoor Air Quality, Dampness and Mold. The report states that microbial growth may result in greater numbers of spores, cell fragments, allergens and toxins in indoor air.

How does that affect building occupants? “There’s an association between exposure to mold and wheezing, coughing and the exacerbation of asthma,” says Susan Raterman, Certified Industrial Hygienist (CIH) of The Raterman Group in Chicago, which investigates mold and moisture in facilities.

It may be a good time to give your maintenance plans a second look to make sure all bases are covered and mildew-free.

What causes mold?
“When warm, moist air enters the building [it can] cause excess water to condense on surfaces such as air conditioning diffusers, ceilings, windows, desks, floors and chairs,” says Richard Payant, the director of facilities management at Georgetown University. “This excess water, combined with normal temperature and pH conditions, encourages the growth of mold spores and leads to unhealthy infestations.”

In addition to catastrophic events such as floods, mold can generate from seemingly minor issues like slow leaks or ice dams. And according to the Mississippi Department of Health, once large numbers of mold spores are airborne they can cause allergic reactions, asthma episodes, infections and other respiratory problems for building occupants.

Prevention
Beyond repairing roofs and fixing water leaks, many factors can help prevent mold growth. Payant points to routine maintenance steps that will help prevent outbreaks such as changing mechanical system filters regularly, keeping the mechanical equipment clean, keeping temperatures at the required set point and ensuring exhaust fans operate properly.

Those in more humid climates should take additional precautions. According to Paul Shipp, treasurer of Chicago-based Responsible Solutions to Mold Coalition (RSMC), a common issue in humid areas is the use of non-permeable wallpaper, which traps moisture between the paper and wall.

“Quite frequently, fixing it involves tearing of the wall board and replacing it,” he says.

Detection
“The biggest challenge for facilities managers is early identification,” says Shipp. Inspections need to include areas like closets, plenum areas and crawl spaces. Also, look for water pooling or dripping off pipes, or corrosion of the pipes, he says.

One frequent problem is when repairs are done for moisture damage and mold, the damaged materials are replaced without fixing the water problem itself, says Shipp—like a slow plumbing leak.

Some other inspection tips:

• Since parts of walls are traditionally removed to detect hidden moisture, Raterman suggests trying to determine the source before doing any destructive testing.
• Do your own inspection before bringing in experts. “My experience has been that many building occupants think there’s a mold problem when there may be dirt around an air diffuser,” Raterman says.
• “Frequently someone will see an area of mold growth on an outside wall, and it won’t be clear if the water is coming from a leaky window nearby or a pipe in the wall or from groundwater wicking up the wall,” says Raterman. By using a moisture meter you can determine where the highest moisture content is and where to start looking behind the wall.
• Take advantage of new techniques that save time and money. For example, a borescope, which is used to look inside HVAC ductwork, can be used to look behind the wall for mold and to collect air samples. This method is less intrusive, Payant explains, since only a small hole has to be made in the wall, which can be easily plugged afterwards.

Removal
According to the Responsible Solutions to Mold Coalition’s Web site, “Any mold outbreak greater than 10 square feet should probably be dealt with by professional mold remediators. Smaller outbreaks can be cleaned by scrubbing with hot water and detergent. Always use rubber gloves and discard your cleaning materials after use.”

Once mold growth is detected, Payant offers these tips for cleanup:

• “Mold is easily removed from inorganic smooth surfaces such as laminate desktops, or washable ceiling tiles or metal air-conditioning diffusers,” says Payant. “Using water and detergent to wipe and scrub is an easy solution for small amounts of mold growth, and ensures the surfaces dry quickly.”
• Mold is more difficult to remove from upholstered furniture, carpet, stored paperwork or acoustic ceiling tile, so early detection of growth on these surfaces is key to avoid the replacement of the contaminated objects.
• Some mold problems are beyond the capability of facility managers to correct. In instances where large areas are contaminated with mold, a professional water damage restoration and cleaning company should be brought in for removal.
• Contaminated materials and furniture that cannot be cleaned should be covered in plastic sheeting and removed from the premises and disposed of properly.