Transcript In-Person Mold Awareness Presentation

Mold Awareness Training
ESIS, INC.
About ESIS, Inc./Hygienetics Environmental
Services
Hygienetics Environmental Services (HES), has been retained by ACE
Environmental Risk to present the ACE Mold Awareness Training
Program to companies it provides insurance for.
HES is a wholly-owned subsidiary of ESIS, Inc., and is a full-service
environmental and industrial hygiene company headquartered in
Philadelphia with regional offices in New York City, Boston, Los
Angeles, and Chicago. HES currently employs over 50 full time,
environmental professionals in its offices. HES provides a wide array of
industrial hygiene and building environmental services including: lead,
asbestos, mold, and indoor air quality assessments, project design and
management, hazardous material audits, environmental remediation and
other environmental health and safety services. Our market base spans
a broad spectrum of clients including commercial, industrial, institutional,
governmental, and residential sectors.
For further information on Hygienetics or specific questions regarding
this training program, please contact: Bill Felix via email at
[email protected] at 949-242-6925.
ESIS, INC.
MOLD BASICS
Mold is a type of fungi that grows from
spores.
There are over one million strains of mold.
Microscopic organisms whose purpose is to
break down dead materials.
The most commonly referred to mold is
“black mold” (stachybotrys chartarum).
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Where is Mold Found Outside?
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Where is Mold Found Inside?
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STACHYBOTRYS
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CONDITIONS FOR MOLD GROWTH
Water/Moisture
Oxygen
Food Source: wet cellulose materials or moist
organic material provide nutrients that encourage
mold growth. Typical materials include:
- Paper products, drywall, binder in fiberglass
insulation, and wood; and
- Binder in acoustical ceiling panel.
ESIS, INC.
ADDITIONAL FACTORS FOR GROWTH
Temperature 40 ºF to 100 ºF;
High Relative Humidity (>60% RH); and
Little or no air circulation.
ESIS, INC.
Knowledge Test
What is the most Important factor influencing mold
growth?
A) Temperature
B) Light
C) Moisture or Water
D) Organic Matter
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TOXIGENIC VS. ALLERGENIC MOLD
ESIS, INC.
TOXIGENIC MOLD
Toxic mold produce chemicals called
mycotoxins.
Some species can produce more than one
mycotoxin (Stachybotrys).
Some of the molds that are known to
produce mycotoxins are commonly found in
moisture-damaged buildings.
ESIS, INC.
MICROBIAL VOLATILE ORGANIC
COMPOUNDS (MVOCS)
Product of metabolism.
Most species produce more than one
mVOC.
Responsible for “musty odors” associated
with mold growth.
Often the first signal of mold growth even
before growth structures are visible.
ESIS, INC.
TOXIGENIC MOLD SYMPTOMS
Health affects associated with contact with mVOCs
-
Respiratory irritation
-
Dizziness
-
Fatigue and headaches
Health affects associated with contact with
mycotoxins
-
Skin rashes
-
Dizziness, nausea
-
Immunosuppresion (suppression of the immune
system)
ESIS, INC.
COMMON SYMPTOMS – ALLERGENIC MOLD
There is sufficient evidence that mold
exacerbates Asthma and causes upper
respiratory tract symptoms (Institute of
Medicine, 2004);
Irritant Effects – burning of eyes, skin, nose,
throat, and lungs;
Hypersensitivity pneumonitus – resembles
bacteria pneumonia.
ESIS, INC.
WHO IS AT GREATER RISK WHEN
EXPOSED TO MOLD?
Individuals with existing respiratory
conditions such as allergies, chemical
sensitivities, or asthma;
Persons with weakened immune systems
(i.e., persons with cancer or HIV);
Infants and young children; and
Elderly persons.
ESIS, INC.
HIGH RISK FACILITIES
Buildings occupied by immune-compromised
people, such as healthcare facilities (hospitals,
outpatient treatment centers, medical clinics,
nursing homes, etc)
Schools
Daycare centers
Courthouses and government buildings
Condominiums
Apartment complexes
ESIS, INC.
WHEN IS MOLD A PROBLEM?
Growing in Large Concentrations;
Actively producing spores and gases
that become airborne and are inhaled
in large numbers; and
Breaking down building
materials/eating the building.
ESIS, INC.
Regulatory Action
States enacting or planning mold legislation:
• California
• Connecticut
• Florida
• Georgia
• Illinois
• Kentucky
• Louisiana
• Maine
• Massachusetts
• Maryland
• Michigan
• New Jersey
• New York
• Pennsylvania
• Texas
• Utah
• Virginia
• Washington
ESIS, INC.
Moisture Intrusion Sources
Examples
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WALK-IN COOLERS
• Moisture Intrusion caused
from a leaking walk-in
cooler. This moisture
problem was a long-term
problem and ultimately
caused mold growth that
would require remediation.
ESIS, INC.
PRECIPITATION
• Water was entering the
building at several points of
the building façade and at
the base of exterior walls.
The building had been
vacant when the moisture
problem was discovered.
The mold had a long time to
grow and the building could
not be occupied.
ESIS, INC.
COMMERCIAL KITCHENS
• This kitchen used large
volumes of water to clean
their kitchen floor. The
moisture ended up
damaging walls inside the
kitchen and in the
restaurant next door.
ESIS, INC.
CONDENSATION
• The pipe is corroded in
areas where condensation
has historically occurred.
To prevent this, the pipe
should be insulated and the
source of the moisture
identified.
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COMMERCIAL SHOWERS
• This shower inside a
restroom was not vented
properly and caused
damage to ceiling above
including minor mold
growth.
ESIS, INC.
Primary Goal of a Water
Intrusion Management
Program
Minimize property damage and liabilities
resulting from water loss or mold growth
ESIS, INC.
MAIN COMPONENTS OF A WIMPP
Identify potential sources of moisture
intrusion;
Establish general moisture intrusion
prevention strategies;
Identify which moisture intrusion events inhouse staff will respond to; and
Develop remediation guidance for in-house
staff.
ESIS, INC.
Examples of Potential Moisture Sources
ESIS, INC.
Mold Management Programs
Common Deficiencies
Improper restorative drying of water damaged
porous materials
Lack of procedures for high-risk susceptible
individuals
No differentiation between contamination caused
by clean, gray or black water sources
Improper use of biocides
ESIS, INC.
Mold Management Programs
Common Deficiencies (Cont.)
Improper operation and maintenance of
HVAC system
Building contents
Communication
No visual inspections of building envelope
Subcontractor management
ESIS, INC.
PRIMARY STANDARDS AND GUIDELINES
IICRC S520: “Standard and Reference
Guide for Professional Mold Remediation”
NYC Department of Health: “Guidelines on
Assessment and Remediation of Fungi in
Indoor Environments”
USEPA: “Mold Remediation in Schools and
Commercial Buildings”
ESIS, INC.
GENERAL PREVENTION STRATEGY
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SOURCES OF MOISTURE INTRUSION
Plumbing, roof, and window leaks;
Condensation on cold surfaces (e.g., pipe
sweating);
Use of large volumes of water to clean kitchen
floors (commercial kitchens);
Leaks from ice-making machines and walk-in
coolers (commercial kitchens); and
Wet foundations due to landscaping or gutters that
direct water into or under the building.
ESIS, INC.
Best Practices to Prevent Mold in
Building Construction
Proper sequencing of work – keep interior materials
away from exterior conditions
•
Minimize lead time between deliveries and installation
Inspect materials at delivery
• Pre-existing mold
• Proper moisture content
Storage
• Dry location
• Off the ground
• Loose tarps or sheets
ESIS, INC.
BEST PRACTICES TO AVOID FUTURE
MOLD PROBLEMS
Frequent checks of the building envelope
(especially exterior walls with EIFS finish);
Indoor relative humidity should be maintained
below 70% (25-60%, if possible);
Ventilation systems should be checked regularly,
particularly for damp filters and overall
cleanliness; and
Provide adequate drainage around buildings.
ESIS, INC.
BEST PRACTICES TO AVOID FUTURE MOLD
PROBLEMS
(CONT.)
Vent moisture-generating equipment to the
outside where possible;
Increase ventilation if outside air is cold and
dry;
Dehumidify if outdoors is warm and humid;
and
Substitute moisture resistant products for
conventional core wall.
ESIS, INC.
MINOR VS. MAJOR WATER INTRUSION
EVENTS
ESIS, INC.
MINOR WATER INTRUSION EVENT
A minor event is one that requires a
minimum amount of time and resources
to repair.
ESIS, INC.
MAJOR WATER INTRUSION EVENT
A major event is one of the following:
An event that costs a significant amount
to repair the damage;
An event that causes time lost from a
construction schedule; and
An event that damages an owner’s
existing premises or an occupied space.
ESIS, INC.
Assess the size of moisture-intrusion
problem and type of building
materials affected
Moisture
Intrusion discovered
Minor
Plan remediation
refer to Tables 1 & 2
No
Mold
present?
Size of moisture
problem?
Major
Stop! Hire contractor/
consultant to
perform remediation including
mold removal
Perform
remediation
Dry non-moldy items
within 48-hours
Final written
close-out report
Prepare report of
remedial actions
End
Yes
Clean and dry non
porous materials
Discard moldy porous
building materials
End
Water Intrusion Decision Flow Diagram
ESIS, INC.
INITIAL DECISION MAKING PROCESS
Moisture
Intrusion discovered
Assess the extent of moisture-intrusion
problem
Minor
Size of moisture
problem?
Major
Stop! Hire water-damage
restoration contractor
Dry non-moldy items
within 48-hours
ESIS, INC.
Categories of Water
Range of contamination in water
Originating source
Contact with building materials
Time and temperature influence category
Water Categories include:
Category 1
Category 2
Category 3
Source: Institute of Inspection, Cleaning and Restoration Certification (IICRC)
ESIS, INC.
Category 1 Water
Originates from a sanitary water source
Does not pose substantial risk
Examples include:
Broken water supply lines
Falling rainwater and melting ice or snow
Tub or sink overflows with no contaminants
Broken toilet tanks
May deteriorate to Category 2 or 3
ESIS, INC.
Category 2 Water
Contains significant contamination
Does not contain pathogenic or toxigenic agents
Examples:
Discharge from dishwashers
Overflows from washing machines
Overflows from toilet bowls without solid waste
Broken aquarium
ESIS, INC.
Category 3 Water
Grossly contaminated water
May contain pathogenic or toxigenic agents
Examples:
Sewage and toilet backflows
Seawater
Floodwaters
Wind driven rain from hurricanes
Water in contact with pesticides
ESIS, INC.
Moisture Mapping
ESIS, INC.
Infrared Equipment
ESIS, INC.
IR CAMERA IMAGE
ESIS, INC.
SECONDARY DECISION MAKING PROCESS
No
Mold
present?
Prepare report of
remedial actions
Yes
End
Discard moldy porous
building materials
Dry non-moldy items
within 48-hours
Clean and dry non
porous materials
ESIS, INC.
Sources of Potential Mold
Contamination
What to Look For:
Visible Mold - discolored patches or cottony or
speckled growth on walls;
Staining due to water damage on ceilings,
windows, doors, walls;
Occupant/tenant complaints;
White or other color effervescence; and
Biggest indicator: musty odors.
ESIS, INC.
Response Measures
Source identification and control;
Evaluate other potential exposure sources;
Open, honest, timely communication;
Timeliness is critical; and
Use consensus guidelines developed by
the IICRC, NYCDOH, EPA, OSHA, AIHA.
ESIS, INC.
NYC DEPARTMENT OF HEALTH
“Guidelines on Assessment and Remediation of
Fungi in Indoor Environments”
Recommendations based on square footage
Level 1: Small isolated areas (less than 10 SF)
Level 2: Mid-sized isolated areas (10-30 SF)
Level 3: Large isolated areas (30-100 SF)
Level 4: Extensive contamination (greater than
100 SF)
Level 5: Remediation of HVAC systems
ESIS, INC.
EPA REMEDIATION GUIDELINES
“Mold Remediation in Schools and
Commercial Buildings”
Similar to NYC Guidelines
Table 1: Response to Clean Water Damage
within 48 hours
Table 2: Remediation procedures based on
size of visible mold
ESIS, INC.
MOLD REMEDIATION CONSIDERATIONS
In all situations, the underlying cause of water accumulation
must be rectified or fungal growth will recur;
The potential for mold growth is greatly reduced by removal
of moisture within the first 48 hours;
After 48 hours following moisture infiltration, mold growth is
likely to have begun and mold remediation may be
necessary; and
Remediation should clean up mold contamination, not just kill
it, remaining mold fragments are still allergenic, and some are
potentially toxic.
ESIS, INC.
SAFETY AND HEALTH OF WORKERS:
APPLICABLE REGULATIONS
OSHA General Duty Clause: Work area must
not be unsanitary, hazardous or dangerous to
health and safety
OSHA Hazard Communication: Each
employee must have access to hazard
information applicable to their job
OSHA Respiratory Protection: Respirators
shall be provided by the employer
ESIS, INC.
Respirator Program Requirements
Develop a written respiratory protection
program
Medical Examination
Employee Training (Initial + Annual
Refresher)
Respirator Fit Testing
ESIS, INC.
HEALTH AND SAFETY CONSIDERATIONS
(CONT.)
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).
ESIS, INC.
HEALTH AND SAFETY CONSIDERATIONS
(CONT.)
Consider all wet wiring, light fixtures, electrical
outlets to be shock hazards until it has been
checked by a building inspector and/or electrician.
Until then, turn the power off in the area of the
water damage. (Note: only persons
knowledgeable about electrical shock hazards
should shut the power off.) All electrical conduit
breakers, GFI’s (Ground Fault Interrupters) and
fuses that have become wet need replacing.
Switches and outlets that were wet can be cleaned
and reused but, when in doubt, replace them; and
ESIS, INC.
HEALTH AND SAFETY CONSIDERATIONS
(CONT.)
Care should be excercised if the water
infiltrating a building area is polluted (i.e.,
blackwater). Following repairs to prevent
any further infiltration, any contaminated
ceiling tiles, carpet, upholstered furniture,
paper products, or similar materials must be
disposed of in sealed containers by
personnel wearing appropriate personal
protective equipment (protective clothing,
gloves, boots, and, at a minimum, a N-95
type respirator). The entire area must be
disinfected.
ESIS, INC.
OTHER CONSIDERATIONS
Care should be exercised before removing
wet building materials as these materials
can potentially contain asbestos.
Asbestos can even be present in recently
constructed buildings.
To be sure, samples of building materials
should be collected and tested.
ESIS, INC.
MAJOR WATER INTRUSION EVENT
Property/facility management personnel should
not attempt to abate areas of mold growth
exceeding 10 square feet; and
Contractors, who perform mold remediation on
behalf of property/facilities management for
medium and large areas of mold growth, must
be qualified to perform the work and are
required to follow industry standard
remediation protocols.
ESIS, INC.
CONTRACTOR QUALIFICATIONS
Experience with similar remediation projects;
Credentials and certifications for supervisors;
Training of workers;
Proper insurance and licensing; and
Adequate work crew to perform work scope.
ESIS, INC.
SUMMARY
Eliminate moisture in less than 48 hours to
prevent mold growth;
The underlying cause of water intrusion must be
repaired or fungal growth will recur; and
Identify and, to the extent possible, eliminate
sources of dampness, high humidity, and
moisture to prevent mold growth.
Isolate persons sensitive to mold exposure
from work areas.
ESIS, INC.
Bill Felix, REA, CMI, LEED® AP
ESIS, Inc.
Hygienetics Environmental Services
(949) 242-6925
[email protected]
ESIS, INC.
ACE Disclaimer
The purpose of this training is solely to increase the awareness of
mold-related issues. The information presented herein in not meant
to serve any other purpose other than increasing such awareness.
Anyone who receives this training should not rely on the content as
a directive, instruction, guideline, or otherwise regarding how to
assess or respond to mold-related issues. Always consult a
professional regarding any mold-related issues and report any such
issues to ACE immediately.
All the professional opinions presented in this training session are
based solely on the sources referred to in the presentation. The
methodology presented in this training session was developed using
generally accepted industry methods and practices at the time the
mold awareness training was conducted. No other warranty, express
or implied is made.
These training materials were prepared for the sole use of ACE
Insured's. The use of these training materials by anyone other than
our ACE Insured’s or trainers retained by ACE to present these
materials is strictly prohibited without the express written consent of
ACE. Portions of this presentation may not be used independent of
the entire presentation.
ESIS, INC.