Specifications for Removal and Replacement of Water Damaged/Mold Impacted Materials

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1 Specifications for Removal and Replacement of Water Damaged/Mold Impacted Materials Park Potomac Place Park Potomac Avenue Potomac, Maryland KEM Project # Prepared for: Park Potomac Place Park Potomac Avenue Potomac, MD Prepared by: Mr. J. Brent Kynoch President And Mr. Charles Turner, III Senior Project Manager 6935 Wisconsin Avenue, Suite 306 Chevy Chase, MD Phone (301) Toll-Free (800) Fax (301)

2 Table of Contents Section Page 1.0 Objective Background Summary of Remediation Procedures Preparation Personal Protective Equipment Remediation Procedures Acceptance Criteria Temporary Replacement Materials Ownership and Use of Specifications, Drawings, and Other Instruments of Service 7 2

3 1.0 Objective The purpose of these specifications is to provide for the removal, cleaning and replacement of water damaged and mold-impacted materials within the affected areas of Park Potomac Place Condominium Towers in Potomac, MD. Remediation, cleaning and replacement shall occur in areas designated by KEM as investigation of units in the building progresses. KEM is currently investigating units throughout the north and south towers to determine which units and which walls have been affected by water intrusion. As a part of KEM s investigation, walls that are found with excess moisture content or visible water damage are being marked for removal and replacement. All work specified herein shall occur during normal business, or after hours, depending upon the usage of the area, and based on personnel availability, and building-specific safety regulations. A schedule of remediation activities shall be agreed upon between the mold remediation contractor, the industrial hygienist (Kynoch Environmental Management) and the building owner. 2.0 Background Kynoch Environmental Management (KEM) was contracted by Foulger Pratt to assist in responding to water damage identified in Park Potomac Place Towers as a result of significant rain events in late July and early August, Foulger Pratt informed KEM that water infiltration had occurred on exterior walls of the building during these rain events. Initially, only the upper floors (floors 6-10) appear to have been affected by water intrusion. On August 24, KEM began a thorough inspection program to identify drywall, insulation and other porous materials that have been affected by water intrusion. KEM, represented by Mr. Tim Oehling, Environmental Scientist, is in the process of performing an inspection of the site. As the inspection progresses, KEM is marking materials for removal by ACM Services, Inc., the remediation contractor. As a part of the ongoing response to water intrusion and water damaged/mold impacted materials, KEM created this specification to guide remediation activities at the site. In general, KEM is investigating exterior walls in the building, where it appears that the building envelope was breached by water intrusion. KEM is looking for drywall and insulation that show signs of water damage or that exhibit elevated moisture content when tested with a Tramex Moisture Encounter Plus moisture meter and/or with an infrared thermographic camera. Moisture intrusion and building envelope issues are being addressed by other specialty contractors. These specifications outline the procedures for remediation of drywall, insulation and other porous materials affected by water intrusion. These specifications also outline temporary replacement materials to be installed where drywall and insulation have been removed. Temporary materials will be left in place until building envelope concerns have been addressed and there is no evidence of further or continuing water intrusion. 3.0 Summary of Remediation Procedures KEM recommends remediation of all building materials that exhibit signs of moisture damage or that exhibit elevated moisture content. Remediation is to include removal of all porous materials identified by KEM and cleaning and drying of all non-porous surfaces. Based on visual inspection and investigation with a moisture meter and an infrared thermographic device, the identified material to be removed shall be performed in full-size negative pressure enclosures (containment) that are designed to prohibit dust and mold spores from escaping to nearby occupied areas. A full-size containment will also ensure proper work practices and will aid in eliminating all identified contamination more effectively. All remediation activities at the project site shall be completed in accordance with the specifications detailed herein. The remediation specifications detailed herein are consistent with the following documents and guidance material: Occupational Safety and Health Administration (OSHA) regulations (the general duty clause of the 1970 OSHA Act, 1987 Hazard Communication Standard provisions, and the OSHA Respiratory Protection Standard). 3

4 Guidelines on Assessment and Remediation of Fungi in Indoor Environments, New York City Department of Health, January 2002 (revised). Mold Remediation in Schools and Commercial Buildings, U.S. Environmental Protection Agency, March Bioaerosols: Assessment and Control, American Conference of Governmental Industrial Hygienists, Fungal Contamination: A Comprehensive Guide For Remediation, Michael A Pinto, Ph.D. and David Janke, IAQ Microbiology Reference Guide, Aerotech Laboratories. Report of Microbial Growth Task Force, American Industrial Hygiene Association, May IICRC S Preparation All ventilation system ducts, grills, and openings shall be covered with a double layer of 4-mil polyethylene sheeting secured in place with duct tape. Doors, windows, and other openings from which materials are not being addressed shall be covered with a double layer of 4-mil polyethylene sheeting to enclose the work area. The floors of each work area and immediately adjacent areas shall be covered with a single layer of 4-mil polyethylene sheeting secured in place to contain dust and debris. Pre-cleaning of these areas will be performed prior to construction of the containment (PPE will not be required during pre-cleaning of areas outside of the containment area). The immediate work area shall be unoccupied except for persons properly outfitted in personal protective equipment to perform the remediation work. A full-size containment equipped with a minimum two-stage decontamination unit (clean room and equipment room) shall be constructed at the entrance to each work area to allow for the safe performance of remediation and cleaning activities. Personnel exiting this area will be in normal street clothing no personnel shall have suits and/or respirators donned outside of this area or the containment area. The containment shall be constructed to allow for the introduction of negative pressure relative to the adjacent areas which shall be no less than 0.01 inches of water at all times. Negative pressure will be achieved utilizing HEPA filtered air filtration units, exhausted to the exterior of the building whenever possible. Dehumidification devices will also be placed in each containment to aid in the drying of non-porous materials to remain in the building. 5.0 Personal Protective Equipment Respiratory protection (N95/N100 disposable respirator at a minimum, P100 recommended), in accordance with the OSHA respiratory protection standard (29 CFR ), is required. All personnel working inside the containment shall wear disposable coveralls with integral hood and booties (e.g. Tyvek) in the work zone. All persons performing remediation work shall wear gloves and eye protection. The protective clothing and gloves shall be worn in a manner to protect the wrists. Decontamination of personnel and equipment exiting work areas shall be required. Personnel shall wet wipe and/or HEPA vacuum any visible dust, debris, or mold from PPE, clothing, etc. Equipment shall be decontaminated in the same manner. All used, disposable protective clothing shall be placed in a disposal bag for disposal with other contaminated debris from the work area. PPE shall not be worn outside the work area and personnel without required PPE may not enter the work area. 4

5 6.0 Remediation Procedures Individual containments shall be constructed for each work area and work shall be completed using the following techniques: All HVAC vents, diffusers and grilles in the area where mold remediation activities are to occur shall be cleaned and HEPA vacuumed prior to being covered with 4-mil polyethylene sheeting taped in place to prevent migration of mold spores. Negative pressure of the containment, relative to surrounding areas, shall be established by means of a HEPA filtered negative air machine (NAM). The negative pressure differential shall be maintained at not less than 0.01 water gauge (WG). Floors within 10 feet of the area of mold remediation activities shall be covered with 4-mil polyethylene sheeting to protect floors from contamination during remediation activities. Dust suppression methods, such as the use of HEPA vacuums and misting (not soaking) of surfaces, such as particleboard, drywall and insulating materials, prior to cutting and removal shall be performed. The purpose of the misting is to prevent dust containing mold spores from being spread throughout the affected areas. Water damaged/mold impacted materials shall be cut out carefully to minimize the release of mold spores as a result of the work. Insulation and other porous materials behind or in contact with water damaged/mold impacted materials surfaces shall also be removed as a part of this effort. Non-porous building materials to remain in place shall be vacuumed with a HEPA-filtered vacuum cleaner, and then shall be cleaned with an EPA-registered Anti-Microbial Disinfectant cleaner such as Fiberlock Shockwave, and then shall be HEPA vacuumed again. Any materials to be cut for removal shall be cut using appropriate cutting tools or instruments and removed with special care taken to minimize breakage that could result in the release of mold spores. Removal and cleaning will be complete once all water damaged/mold impacted materials identified by KEM have been removed and all remaining surfaces have been successfully cleaned of surface contamination. All water damaged/mold impacted materials slated for disposal must be removed from the containment area. If adjacent areas are located that are water damaged/mold impacted, the area(s) will be added to the containment area and the materials will be either cleaned or removed. Water damaged/mold impacted materials to be disposed of shall be removed and immediately placed in a sealed polyethylene bag or wrapped with 4-mil polyethylene sheeting secured with duct tape for removal from the work area. Thereafter, they may be disposed of as regular construction debris in dumpsters on site. There are no special disposal requirements for mold-impacted materials. Disposal egress routes to the exterior of the building shall be laid out prior to start and shall be cleaned on a daily basis. All non-porous materials adjacent to the impacted materials that have been removed or cleaned (e.g. metal, vinyl) shall be vacuumed with a HEPA-filtered vacuum cleaner, and then shall be cleaned with an EPA-registered Anti-Microbial Disinfectant cleaner, and then shall be HEPA vacuumed again. The floor of the work area and areas used by remedial workers for egress shall be HEPA vacuumed, then shall be cleaned with an EPA-registered Anti-Microbial Disinfectant cleaner such as Fiberlock IAQ 2000, and then shall be HEPA vacuumed again. At the conclusion of work, and after the visual clearance criteria have been met, an EPA-registered Anti- Microbial Encapsulant such as Fiberlock Aftershock may be spray applied, using an airless sprayer, to all surfaces that have been cleaned, provided that the application of the encapsulant will not affect the application of final surface treatments (paint, plaster, etc.). 5

6 Decontamination of personnel and equipment exiting work areas shall be required. Personnel shall wet wipe and/or HEPA vacuum any visible dust, debris, or mold from PPE, clothing, etc. Equipment shall be decontaminated in the same manner. After the remaining clearance criteria have been met (see below), installation of the temporary replacement materials shall progress. After temporary materials are installed, all polyethylene sheeting used to construct the containments shall be carefully removed, folded and placed into a disposal bag for transport out of the building. In addition, all equipment used as a part of the containments (NAMs and dehumidification equipment) shall be removed from the area. All areas shall be left dry and visibly free from mold and debris. 7.0 Acceptance Criteria The remediation work shall be deemed successfully completed if the following criteria are met: There is no visible dust, debris, or suspect mold growth in the work area. The results of a volumetric, non-viable spore trap analysis reveal a concentration of spores within the work area that is less than or equal to an outdoor comparison/control sample (to be collected at the same time as the clearance samples), with similar diversity of fungal classes and speciation. In addition, the spore trap analysis shall be free of the presence of Stachybotrys or Chaetomium species. In addition to the outdoor comparison/control sample, KEM may also collect indoor comparison/control samples in areas not affected by water intrusion/mold such as corridors and lobbies. All spores identified in any direct identification surface samples collected are reported as few, occasional, or rare, where applicable. The KEM onsite environmental scientist or industrial hygienist shall conduct all acceptance criteria inspections and sampling. The quantity and location of clearance sampling shall be determined at the discretion of the KEM onsite environmental scientist or industrial hygienist. If the acceptance criteria are not met, then the work area shall be re-cleaned until the acceptance criteria are met. 8.0 Temporary Replacement Materials After removal of water damaged/mold impacted materials and all cleaning specified is complete, after the acceptance criteria specified is met, then ACM Services shall install temporary replacement materials to be left in place until building envelope water intrusion issues have been successfully corrected. Temporary replacement materials shall be determined by Foulger Pratt and/or the unit owner. These materials shall be installed inside the containment previously constructed for the remediation of water damaged/mold impacted materials. Only after installation of the temporary replacement materials is complete, then the containments may be disassembled and all equipment used as a part of the containments (NAMs and dehumidification equipment) may be removed. 6

7 9.0 Ownership and Use of Specifications, Drawings, and Other Instruments of Service The specifications, drawings (if any) and other documents, including those in electronic form, prepared by Kynoch Environmental Management, Inc. (KEM) are Instruments of Service through which the work to be executed by the Contractor is described. The Contractor may retain one record set. Neither the Contractor nor any Subcontractor, Sub-subcontractor, material or equipment supplier or any other party to this project shall own or claim a copyright in the specifications and drawings and other documents prepared by KEM. KEM is the sole author of these specifications, drawings and other documents and will retain all common law, statutory and other reserved rights, in addition to the copyrights. All copies of Instruments of Service, except the contractor's record set, shall be returned or suitably accounted for to KEM, on request, upon completion of the work. The specifications, drawings and other documents prepared by KEM are for use solely with respect to this project. They are not to be used by the Contractor or any Subcontractor, Sub-subcontractor, material or equipment supplier or any other party to this project on other projects or for additions to this Project outside the scope of the Work without the specific written consent of KEM and KEM s contractual clients. The Contractor, Subcontractors, Subsubcontractors, material or equipment suppliers, and other parties to this project are authorized to use and reproduce applicable portions of the specifications, drawings and other documents prepared by KEM appropriate to and for use in the execution of their work related to this project. All copies made under this authorization shall bear the statutory copyright notice, if any, shown on the specifications pages, drawings and other documents prepared by KEM. 7

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