Foundation Research Series

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1 PREVENTING LOSSES FROM MOISTURE AND MOLD DURING CONSTRUCTION Foundation Research Series Foundation of the Wall and Ceiling Industry 803 West Broad Street, Suite 600 Falls Church, VA Phone: (703) Fax: (703) Web Site:

2 THE FOUNDATION OF THE WALL AND CEILING INDUSTRY 803 West Broad Street, Suite 600 Falls Church, Virginia (703) (voice) (703) (fax) Please accept this contribution to the Foundation for General Donation Memorial in Memory of In Honor of DONOR INFORMATION Name Company Address City, State, ZIP FOUNDATION CONTRIBUTION $25 $50 $100 $500 $1,000 $ Payment Options (Please make payment in U.S. funds only.) Check (enclosed) Credit Card: Visa MasterCard American Express Account Number Exp. Date Name as it appears on card Signature for Payment (Credit card payments may be faxed to (703) no cover sheet required) Date

3 PREVENTING LOSSES FROM Prepared for the Foundation of the Wall and Ceiling Industry by the Chelsea Group, Ltd. One Pierce Place Suite 475E Itasca, IL Phone: (630) or (800) Fax: (630) Web Site: MOISTURE AND MOLD DURING CONSTRUCTION 2003 Foundation of the Wall and Ceiling Industry. All Rights Reserved. No part of this publication may be reproduced in any form by any electronic or mechanical means, including information storage and retrieval systems, without permission in writing from the publisher. Published by The Foundation of the Wall and Ceiling Industry, 803 West Broad Street, Suite 600, Falls Church, Virginia, (703) Foundation Research Series Price: $10.00 April 2003

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5 Contents Table of Contents Preface Introduction Scope Using This Document Background: Preventing Losses from Moisture and Mold Section 1. Practical Steps in Wall and Ceiling Construction Manufacture Supply and Distribution Transportation Delivery and Storage Pre-Installation Condition of the Building Installation Wet Processes and Finishing Protecting Installed Work Delivery of Completed Building Warranty Resolution Section 2. Special Issues and Challenges Documentation Moisture Measurement Testing for Mold Presence Building Dynamics That Impact Moisture and Mold Section 3. Contingency Planning for Water Intrusion and Mold Events Advance Planning for Contingencies Remediation of Problem Situations Section 4. Checklists References Bibliography Foundation of the Wall and Ceiling Industry Page 3 Preventing Losses from Moisture and Mold During Construction

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7 Preface Preface Foundation of the Wall and Ceiling Industry In the late 1970s, there was a clear recognition among industry leaders for the need to unite and expand the educational and research activities available to contractors, manufacturers, distributors and the public, in general. At the time, there were many issues facing the industry from a national energy crisis to injuries in the workplace, to unsafe buildings occupied by the public. In response to these issues, the Foundation of the Wall and Ceiling Industry was formed in 1977 with the following mission statement as an IRS designated non-profit 501(c)3 corporation to pursue educational and research activities benefiting the industry and the public at-large: The Foundation s mission is to be an active, unbiased source of information and education to support the wall and ceiling industry. To fulfill this mission, the Foundation owns and maintains the largest independent library serving the wall and ceiling industry, provides educational scholarships for those pursuing careers in engineering, construction and design, provides research support to industry inquiries and publishes research papers. This paper provides means and methods to avoid moisture intrusion and mold damage during new construction, and is intended for the wall and ceiling construction industry, including manufacturers, contractors and building owners and managers. It is a compilation of research that encompasses a review of available literature on the subject and interviews with subject matter experts. The literature research included Internet searches on various topics, a review of articles and guidance documents in the libraries of both the Foundation of the Wall and Ceiling Industry and Chelsea Group, Ltd. It is not intended to provide design guidance or to serve as a training manual for mold assessment and remediation. The goal is to provide readers with an understanding of how to prevent mold problems and handle mold complaints when they do occur. The subject matter experts who were formally interviewed are listed in the reference section. Both the Foundation and the Chelsea Group, Ltd. express our gratitude to those involved in this process. To obtain additional copies of this research paper or to learn more about the Foundation of the Wall and Ceiling Industry, please contact The Foundation of the Wall and Ceiling Industry 803 West Broad Street, Suite 600 Falls Church, Virginia Phone: (703) Fax: (703) [email protected] Foundation of the Wall and Ceiling Industry Page 5 Preventing Losses from Moisture and Mold During Construction

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9 Introduction Introduction Scope This document provides a basis for wall and ceiling construction contractors to prevent physical losses from water and mold damage in the normal course of their work. Preventive actions and procedures are explained for each step in the process from the manufacture of the materials to the completion of the building. Additionally, the document reviews special issues and challenges that cut across all aspects of a construction project, including documentation, moisture measurement, testing for mold presence, and building dynamics as they relate to moisture and mold. Finally, the document provides information to support contingency planning for instances in which moisture and mold problems occur in a construction project, including both advance planning and a review of remediation steps. The document does not provide the basis for a contractor to assume the role of a mold remediation expert or contractor. Using This Document Preventing Losses from Moisture and Mold During Construction builds on the findings and recommendations of Mold: Cause, Effect and Response, published by the Foundation of the Wall and Ceiling Industry in March Use of this document assumes the reader s familiarity with the earlier publication. The materials presented in Preventing Losses from Moisture and Mold During Construction derive from the published scientific literature, trade publications and from extensive interviews with industry leaders. The state-of-the-art relating to moisture and mold in buildings changes rapidly. Scientific foundations, particularly as they relate to mold in buildings, continue to evolve. Use of this document should be supplemented with advice from experts familiar with updates to science and opinions on appropriate actions and procedures. References to industry standards published by advisory organizations are for illustrative and educational purposes. Actual project requirements are determined by state and local building codes, established industry practices, project documentation and manufacturer s requirements. On specific projects, the wall and ceiling contractor must verify compliance with state and local building codes, manufacturer s requirements, and project documentation. Throughout the document, reference is made to various manufacturers of products, product literature, contractors or experts in the field. These are used to reflect research on industry opinion or to provide concrete examples of the points being made. Reference to a product does not imply any endorsement of the product. For quick application of information contained in the body of this document, a group of 10 checklists is presented in Appendix A with brief instruction for their use. The reader is cautioned to use these checklists only after gaining a thorough understanding of the issue. This document is intended for educational purposes and is not a substitute for expert, professional guidance in specific situations. Foundation of the Wall and Ceiling Industry Page 7 Preventing Losses from Moisture and Mold During Construction

10 Introduction Background: Preventing Losses from Moisture and Mold The following materials are derived from Mold: Cause, Effect and Response. Readers familiar with that document may safely proceed to the next section. While mold is nothing new, its prolific growth in some buildings and fears of adverse health effects are a more recent development. Are these concerns justified? Who is most at risk for having health problems as a result of mold? Are all molds toxic? What molds are considered toxic molds? Where and when does mold grow in buildings, and why does it seem there is more mold growing in buildings today as compared with 20 or 30 years ago? What can be done to clean up mold, prevent it from coming back, and reduce liability in case of mold infestation? Answering these questions requires realizing that mold growth in buildings and its relation to health effects is not as simple as is presented in news reports and litigation. Answering these questions also require looking at why mold is becoming a more prevalent problem in buildings, where mold grows and why, and what it is about mold that has prompted so many concerns. Fungi are naturally occurring organisms that make up approximately 25 percent of the earth s biomass and play an essential role in the processing of decaying organic matter into substances that are necessary for sustaining plant and animal life. 2 Mold is a generic term that is used to describe a wide variety of visible fungi. Throughout this this paper, the terms mold and fungi are used interchangeably. Buildings are dynamic environments, affected by geographic location, climate, heating, ventilating and air-conditioning (HVAC) system design and operation, types of building materials used in construction and finishing, moisture intrusion, pest colonization and human activities. To grow, mold needs a nutrient source, appropriate temperature and moisture. Are molds really toxic? There is no simple yes or no answer to this question. Although much has been made in news reports and in recent litigation about the health effects from exposure to mold, especially with regard to Stachybotrys chartarum, this topic is somewhat controversial as there is little scientific or medical evidence that demonstrates that some molds are indeed toxic. But at the same time there is consensus that some fungi species can produce mycotoxins, which are considered to be toxic to humans and other animals. Opinions differ, however, about whether exposure to these mycotoxins produces disease. Harriet A. Burge, Ph.D., a recognized expert in mycology, said that such reports are anecdotal and lacking sufficient data to document a clear connection between exposure and disease. 3 Successful remediation and restoration of a building or home with mold can be accomplished without taking drastic steps as reported by some news media. While there are no set standards, a number of organizations have provided guidelines. According the New York City Department of Health Guidelines for Assessment and Remediation of Fungi in Indoor Environments, the goal of a mold remediation is to remove or clean any contaminated materials in a way that prevents emission of fungi Foundation of the Wall and Ceiling Industry Page 8 Preventing Losses from Moisture and Mold During Construction

11 and dust contaminated with fungi from leaving a work area and entering an occupied or non-abatement area, while protecting the health of workers performing the abatement. 4 Success of the remediation process can be judged by the following: Introduction Visual inspection to ensure all of the contaminated substrate is removed. Confirmed by sampling, including outdoor/indoor ratios. Results of surface sampling should be similar to other well-maintained buildings or on construction and finishing materials in the same geographic area. Ability of people to re-occupy the space without complaining of adverse health effects or physical discomfort. If mold should begin to grow again, then likely the source of water or moisture has not been found or adequately controlled or eliminated. These sources must be addressed to keep fungi from reestablishing colonies. 5 For mold to grow, it needs moderate temperatures, nutrients in or on the substrate, fungal spores that settle on the substrate, and sufficient moisture. For all practical purposes, all of these conditions, except possibly moisture levels, are present in nearly every building, so the answer to preventing mold growth is controlling moisture. 6, 7 Foundation of the Wall and Ceiling Industry Page 9 Preventing Losses from Moisture and Mold During Construction

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13 Practical Steps in Wall and Ceiling Construction Management of moisture represents a challenge at each step of wall and ceiling construction, from materials manufacture to finishing the building. At each step, actions by the party responsible for the materials, their installation, and the building in which they are installed determines whether there will be a moisture or mold related loss. While contractors are not responsible for all aspects of moisture or mold in buildings, action on items within their control can result in a reduced risk of damage. Manufacture Section 1 Manufacturer Role in Loss Prevention. The manufacture of wall and ceiling materials results in the production of dry product that must be protected from environmental moisture throughout its life. Manufacturers typically measure moisture content for quality control during the baking and curing process for gypsum board. However, there is no industry standard for moisture content limits prior to distribution. 8 Key actions to protect wall and ceiling materials under the control of the manufacturer include the following: Verify moisture content is within specification for the material during production Handle and store at the manufacturing site to keep the material dry, protected from liquid water and high humidity conditions. Wrap and protect the finished product for shipment. Expectations of Subsequent Protective Actions. Manufacturers expect that the distribution and transportation of their product will maintain the protections they have put in place. Many manufacturers cite ASTM standards that state, All materials shall be delivered in the original factory sealed, unopened packages, containers or bundles bearing the brand name, applicable standard designation and the name of the manufacturer, or the supplier for whom the product is manufactured. 9 Manufacturers typically specify the conditions that their materials will withstand, including moisture- and mold-related issues. For example, some ceiling product warranties specify acceptable onsite conditions, including storage locations, level of building enclosure, temperature and humidity ranges, and functionality of HVAC systems. 10 Some gypsum board manufacturers specify the acceptable moisture content of the wood framing substrate before installation. For example, one manufacturer recommends that the moisture content of wood framing should not be in excess of 19 percent at the time of installation of their drywall products. 11 New Technology and Improved Methods. Manufacturers have added products and continue to innovate with new ways to prevent moisture and mold problems related to the use of their materials. Concerns about mold have resulted in products that are less susceptible to moisture damage such as one wallboard product line that incorporates an inorganic backing. 12 Other products have antimicrobial characteristics included in their manufacture. 13 Foundation of the Wall and Ceiling Industry Page 11 Preventing Losses from Moisture and Mold During Construction

14 Section 1 Manufacturers are also taking steps to package their products to arrive dry-on-site, with edge taping of individual pieces, or the practice of wrapping pallets in various plastics and other protective materials. It is important to note that these precautions are meant to protect the materials during transit. A technology opportunity exists for the development and application of protective products that allow materials to breathe while protecting them from water intrusion. Supply and Distribution Distributor Role in Loss Prevention. Wall and ceiling materials need to be dry and ready for transportation at an optimum time during the project. Suppliers and contractors should agree on the order ship date so materials get to the site at the appropriate time, keeping flexibility in the process to adjust to actual progress. Key actions to protect wall and ceiling materials under the control of the distributor include the following: Maintain protection of the wall and ceiling materials from moisture during storage and warehousing. Verify that the materials will be ready to ship by the date that works with the project schedule, with flexibility for delays. Ensure the proper packaging and on-loading of materials. Distributors and suppliers need to follow manufacturer guidance on storage and handling of the product. Storage of drywall and ceiling materials prior to shipment to a construction site must, at a minimum, protect those materials from rain or flooding. Storing materials under roof or protection with tarpaulins typically accomplishes this. The Gypsum Association Specification GA-216, Application and Finishing of Gypsum Board states that all materials shall be kept dry, preferably by being stored inside a building under roof. When it is necessary to store gypsum board and accessories outside, they shall be stacked above ground, properly supported on a level platform, and fully protected from weather and direct sunlight exposure. 14 Materials will seek equilibrium moisture content with their environment. Control of ambient relative humidity for storage is not indicated since the materials must eventually equilibrate with the environment at the construction site. However, wet materials should not be shipped, delivered or 15, 16, 17 accepted. As much as possible, leave the shipping date to be determined based on the actual progress of the project. The distributor or supplier and contractor should agree to establish an acceptable trigger and signal for shipping to begin. Optimally, this can be scheduled so that materials arrive in time for installation, allowing sufficient time on site for the materials to come to equilibrium moisture conditions on the site as well as time for contingencies resulting from inspection and replacement of damaged materials. Expectations of Subsequent Protective Actions. Distributors and suppliers expect transportation companies to maintain the packaging and protections that are in place at the time they leave the distribution center. Some distributors also specify that carriers must tarp their trucks front to back, Foundation of the Wall and Ceiling Industry Page 12 Preventing Losses from Moisture and Mold During Construction

15 Section 1 and top to bottom. 18 They expect that any problems with the materials as they arrive on site will be handled promptly so responsibility can be affirmed. Distributors and suppliers have similar expectations to those of manufacturers with regard to contractors protecting the materials on the construction site. New Technology and Improved Methods. Inventory control systems are making advances in scheduling that can ease the delivery timing pressures. Handheld wireless devices are being used on construction sites to quickly and efficiently order materials. 19 Increased efficiencies translate into materials being stored on-site for shorter periods of time, limiting exposure to potential moisture damage. Transportation Carrier Role in Loss Prevention. The carrier will transport the wall and ceiling materials from the distribution center to the construction site while maintaining the packaging in original condition. Experienced carriers will typically be prepared for the large and heavy packages or the need for gentle handling. However, moisture control has not typically been viewed as part of shipping responsibilities for construction materials in the past. 20 Actions that will protect materials during transportation include the following: Specify transportation requirements clearly, including responsibility for protection from potentially damaging environmental conditions. Verify that the mode of transportation, packing and route will not compromise the manufacturer s specification for conditions that the materials will withstand. Educate transport crews to monitor the packaging for tears and to handle materials to avoid moisture or mold damage. Expectations regarding the carrier s responsibility for protection of materials from moisture and mold damage need to become part of normal discussions among the contractor, supplier and transportation companies. While breakage and similar problems are commonly recognized in such discussions, moisture has only recently become an issue. Clear allocation of responsibility in advance of shipment and proper documentation of the condition of materials at each stage can help prevent losses. Modes of transportation can become critical in certain climate conditions or events. For example, materials shipped a few miles on a sunny day may get by with the load simply secured to a flatbed truck. However, that approach would likely result in wet and moldy materials if they were shipped cross-country in winter. Enclosure and proper packing become critical as the risks of rain or snow increase, and those risks increase with the elapsed time for shipping. 21 Manufacturer s recommendations for handling represent the minimum requirements, and greater care is warranted where harsh environmental conditions threaten the integrity of the materials. Foundation of the Wall and Ceiling Industry Page 13 Preventing Losses from Moisture and Mold During Construction

16 Section 1 With materials properly packaged and protected, visual inspections for tears in waterproof materials and other failures in protections from moisture are necessary throughout the transportation process, particularly if any transshipment is involved. Documentation of the results of inspections and quick action to repair any problems found are key to a dry, clean delivery. Expectations of Subsequent Protective Actions. Carriers will expect that the site will be properly prepared and staffed for delivery to protect the materials from moisture and mold. Carriers should reasonably expect inspection of the materials at the time of delivery by the contractor and rapid alerts to any problems with the materials as delivered. Delivery and Storage Contractor Role in Loss Prevention. Materials that arrive on site must be dry and mold-free in order for the project supervisor to take possession of the shipment. Responsibility for receiving shipments varies from site to site, but having a proper system for receiving materials and taking them to storage will help prevent damage. Once materials are stored, they require continuing attention during the entire storage period. Actions by the wall and ceiling contractor that will protect materials during delivery and storage include the following: Inspect materials on the truck to make certain that all protective packaging is in place, and to look for damaged materials. Inspect materials as they arrive, documenting and rejecting wet or moldy materials. Prepare the set-down area so that it is dry. Define a quarantined area for damaged materials if they cannot be returned immediately. Educate construction crews in how to handle materials and to keep them dry. Inspect stored materials frequently for signs of wet conditions, potential tarpaulin leaks, condensation or visible mold. Materials should be inspected visually prior to storage. They should arrive in the original factory sealed, unopened packages, containers or bundles bearing the brand name. 9 Wet or moldy packages should be rejected and returned or segregated from the clean materials for resolution. Water on the surfaces of the packages should be wiped dry to avoid adding moisture to storage areas. Any materials that appear during handling to have water or mold damage should be separated from clean materials to eliminate situations where mold spreads to clean materials in the storage area. 11 Read and follow the manufacturer s directions for material storage. The area where materials will be placed should be well prepared prior to set-down. It should be a fully enclosed, hard floored, dry Foundation of of the Wall and Ceiling Industry Page 1614 Preventing Losses from from Moisture and and Mold Mold During CONSTRUCTION Construction

17 Section 1 location or, at a minimum, a location with a watertight roof near where the materials will be applied. Enclosed protection from the weather is required for the storage of all gypsum products. It is important to store materials off the ground to avoid wicking of water from the floor or drying concrete, and to allow ventilation to avoid condensation. Drying concrete releases nearly 50 gallons of water per yard of concrete during the curing process, which takes more than 30 days. 22 Use risers, skids or dunnage at the site to keep the bottom of the bundle of materials at least 4 inches off the floor, with clear airflow under the bundle. The materials should rest flat on wood risers spaced no more that 28 inches apart and no more than 2 inches from the end of the board to avoid sagging or warping of the boards. Locate stored stocks of gypsum products away from heavy-traffic areas on clean and dry floors in the centers of the largest rooms to prevent damage. 11 Materials that are stored where rain or construction process water could fall on them should be covered with tarpaulins that are heavy enough to withstand any wind or other harsh conditions. While the tarpaulin should be weighted down on top to prevent it from blowing away, it should not be tight against the sides of the stack because this can reduce air circulation and hold moisture inside the sheeting. When tarpaulins and other temporary protective measures are used, the materials should be checked frequently for evidence of moisture damage or mold growth. 23 If materials are stored on site for extended periods of time, they should be checked at least weekly to make certain that the materials have not been moved and that the tarpaulin is still intact. If they have been moved, they should be inspected immediately for previously unseen damage. Inspect the materials periodically thereafter for water damage or mold growth. For these inspections, remove the tarpaulins and examine the materials. Materials that are designed to repel water, such as glass or vinyl, should not be allowed to remain wet during storage, as mold can grow on water resistive materials or on dust and debris accumulated on those materials. Expectations of Subsequent Protective Actions. The wall and ceiling contractor expects the general contractor and other subcontractors to take steps necessary to be certain that their actions do not result in wetting materials stored on site. Roof and wall penetrations must be closed to protect materials from weather and wet construction practices in adjacent areas. Temperature and humidity conditions should be managed where practical, both for the acclimation of the materials and protection from wetting. Use of unvented, fuel-burning heaters for drying actually releases water vapor to the air, which may condense in or on the materials. 11 Several means, including desiccant or mechanical dehumidifiers, ventilation fans and electrical or properly vented heating equipment can accomplish drying. Installing and starting up drying or dehumidification equipment on site slightly earlier than installation allows the contractor to slowly bring materials to the appropriate equilibrium moisture content. 22 Foundation of the Wall and Ceiling Industry Page 15 Preventing Losses from Moisture and Mold During Construction

18 Section 1 Pre-Installation Condition of the Building Contractor Role in Loss Prevention. An examination and documentation of the building s condition prior to the installation should be done to ensure that all surfaces that come in contact with wall and ceiling materials are dry and the building is dried-in. Walls or ceilings should not be installed over wet or moldy foundations, floors, studs, ceilings or structural elements. The work area should be isolated from wet processes such as fireproofing, and existing wet-applied materials should be dried to specification. Roof and wall penetrations should also be protected from the weather before installation begins. Key actions to protect wall and ceiling materials under the control of the contractor include the following: Inspect the work area and immediate adjacent areas for wet conditions, and the potential for leaks or condensation, dirt and debris, or existing mold. Inspect site for completion of dry-in (the ability to close all openings to the outdoor environment and prevent water entry). Do not start installation until all wet or moldy conditions are corrected, and all moisture sources are controlled. Document any substandard conditions beyond the contractor s control. Recommended industry standards call for certain conditions to be met prior to the installation of wall and ceiling materials. 9 For example, the standards call for the appropriate size, strength and trueness of substrate materials, such as steel or wood. These standards do not directly address core issues that relate to mold or moisture. However, prevention of losses for mold and moisture can be greatly improved by inspecting for and correcting problems in the substrate. A clean wall cavity prior to installation will reduce the number of mold spores from dirt and debris left in the project area. Large objects need to be removed, and the area needs to be swept. It is important that the wall or ceiling areas then be vacuumed prior to installation to remove as much construction dust as possible. 24 Leaks and condensate drips represent a major source of moisture and mold problems. The wall and ceiling contractor should verify and obtain documentation relating to factors that can damage their work. Plumbing and mechanical contractors should pressure test their installed systems prior to the installation of wall and ceiling materials. Similarly, the mechanical contractor should inspect insulation on chilled water piping, particularly at joints and valves, and other potential plumbing condensation points. The substrate or framing on which wall and ceiling materials are applied can be a source of moisture and a potential cause of mold growth. When wood framing is used, one wallboard manufacturer recommends verification that the framing is dry, suggesting that moisture content should not be in excess of 19 percent. 11 When concrete masonry unit (CMU) construction is used, manufacturers recommend that the wall structure provide a sufficient thermal and moisture barrier to avoid both Foundation of the Wall and Ceiling Industry Page 16 Preventing Losses from Moisture and Mold During Construction

19 wicking of moisture through the CMU and condensation from thermal bridges, such as uninsulated steel studs, that reach the interior wall or ceiling materials. 25 Wall and ceiling materials should not be installed over conditions that may lead to future moisture- or mold-related losses. Expectations of Subsequent Protective Actions. The contractor should communicate and document problems that have been identified in the pre-installation inspection and cleaning to the general contractor or owner, as appropriate. The identified problems should be resolved prior to the installation of wall or ceiling materials. New Technology and Improved Methods. Experience in remediation of mold damaged buildings has led to the introduction of a number of coating products that can be used on substrates that are at risk for mold growth. These products include various chemicals that can be sprayed onto the substrate or framing to kill the mold spores or make the surface inhospitable for the early stages of 26, 27 mold growth. Installation Section 1 Contractor Role in Loss Prevention. During the job, the supervisor needs to establish a daily routine to check and document several details. The following key actions by the wall and ceiling contractors will help reduce the potential for damaged materials: Inspect the work area at the beginning of each day for mold, water intrusion and/or dirt. Respond to problems identified during inspections or pointed out by the crew and make sure they are resolved before the walls and ceiling areas are closed up. Follow recommended industry standards on placement or spacing of materials to prevent moisture intrusion. Complete end-of-shift checks to make certain that protective measures, such as keeping windows and doors closed, have been implemented. Routine inspection of the site to confirm that conditions remain acceptable for installation of wall and ceiling materials is a critical element in a successful project. Leaks, floods and condensation can all appear as problems mid-project, even if prior inspections have been problem-free. The earlier these problems are detected, the lower the cost to repair. Recommended industry standards call for an acclimation period that must be factored into scheduling. Industry standards for gypsum board call for an acclimation period of 48 hours under an ideal temperature range prior to the application of bonding and joint treatments. 9 Use of heating and cooling equipment during construction is a complicated issue. Recommended industry standards specify that the work area for wall installation be well ventilated. 9 Outdoor air for ventilation may introduce issues of humidity and temperature control. Measures should be taken to ensure that the gypsum board stays above dew point temperature (see Building Dynamics That Impact Moisture and Mold, page 26). As mentioned in the section on storage, direct-fire heating Foundation of the Wall and Ceiling Industry Page 17 Preventing Losses from Moisture and Mold During Construction

20 Section 1 systems, such as propane or kerosene heaters, should be avoided, since they add moisture from combustion. Cooling a space for worker comfort during finishing, but shutting those systems off at night to save energy, may create cold surfaces on which moisture from untreated outdoor air can condense and cause wetting of materials over night. Ceiling tile installation should occur after the HVAC system stabilizes humidity levels in the work area, with one manufacturer describing the norm for installation as 70 percent relative humidity. 28 At the same time, HVAC systems need to be protected from construction dust and related problems. 29 HVAC systems should, at a minimum, be operated with filters in place. Industry guidance on installation of drywall includes recommendations on providing spacing of at least one half inch between the floor and the bottom of the gypsum board to prevent wicking of mop water or moisture from concrete flooring. 8 Further protection from wicking, as well as fire protection and acoustical benefits, can be achieved by applying a fire sealant bead between the floor and the bottom edge of the gypsum. 22 Common sense also dictates an effort at the end of each shift to secure the work area from potential sources of water or moisture by closing windows and doors and making certain other protective measures are in place. Expectations of Subsequent Protective Actions. The wall and ceiling contractor should inspect the site to review the job with the general contractor. The inspection should include documentation that the work is in good condition and dry with no visible mold present at the time it is handed off to the general contractor. By the conclusion of the site inspection, the measures necessary to protect the work from weather, wet processes and condensation should be made clear to the general contractor. The wall and ceiling contractor should expect the general contractor to take the steps necessary to protect the finished work and to take responsibility for repair if subsequent water or mold damage occurs. New Technology and Improved Methods. Manufacturers have made strides in providing products that have more flexible installation requirements. For example, one manufacturer of ceiling tile reports that they have a current product that can be installed without stabilizing indoor environmental conditions. In particular, this product is reported to be able to be installed while relative humidity levels may reach 99%. 28 Installers are cautioned to review and follow manufacturer s recommendations for installation conditions for the specific product they are using. Additionally ceiling installers are cautioned that the risk of mold growth increases if materials achieve and sustain equilibrium relative humidity above 70% for an extended period of time. 16 Wet Processes and Finishing Contractor Role in Loss Prevention. Drywall taping, finishing and plastering introduce moisture to the work area. Certain applications of drywall, plastering and ceiling material, such as use of adhesives or wetting for bending to curve the surfaces of the materials, also represent wet processes. In addition, there are other wet processes that may be going on in the same time frame or vicinity as wall and ceiling work, such as application of spray-on fireproofing or insulation. The wall and Foundation of the Wall and Ceiling Industry Page 18 Preventing Losses from Moisture and Mold During Construction

21 Section 1 ceiling contractor can take the following actions to protect the work from moisture and mold damage from wet processes: Confirm with the general contractor that wet applied materials, such as fire retardant, have been dried to the manufacturer s specifications prior to being enclosed by walls and ceilings. Train workers or specify that subcontracted workers be trained to minimize water and moisture on the job site. Do not use direct-fired, fuel burning heating devices to heat or dry the job site area. Arrange for adequate ventilation to remove humidity generated by drying materials while maintaining appropriate temperatures for curing. Inform the general contractor of drying time requirements after taping, finishing or plastering before paint, wallpaper or other finishes are applied. A significant challenge identified by contractors interviewed for this project is that wet processes, such as application of fire retardant or even pouring concrete, may occur in spaces that are adjacent to or above the area where wall and ceiling systems are being installed. 30, 31 This creates a potential for water to drain down onto installed materials that need to be kept dry. Additionally, as the adjacent areas dry, they create humid conditions that may also impact the wall and ceiling work area. If work cannot be delayed on installation of the wall and ceiling systems until the building is completely dried in, temporary measures may be possible, but they require continuous monitoring. Installation of temporary barriers constructed of waterproof materials can be used to isolate the wall and ceiling work area while wet processes are applied in adjacent spaces. These temporary barriers should be included on the list of items inspected on a routine basis to be certain they have not been compromised with accidental or purposeful penetrations. In critical situations where humidity from work in adjacent areas presents a problem, methods of isolation can be applied to protect wall and ceiling work. These techniques were developed for laboratories and health care facilities, but the principles can be applied if the need for protecting the work warrants the expense. The wall and ceiling area must first be isolated from the wet process work area with a waterproof barrier. Then a temporary ventilation system can be installed to deliver clean, dry air to the wall and ceiling work area. Sufficient outdoor air needs to be supplied by this ventilation system to create a slight positive air pressure relative to the adjacent wet process work area. In the wet process work area, a temporary exhaust system should be used to keep that space under a slight negative air pressure relative to the adjacent space. This will reduce the transfer of humid air from the wet process area to the wall and ceiling work area. 32 Drywall taping, finishing and plastering of wall and ceiling installations introduces a substantial amount of moisture to the construction area. While many general contractors have specifications for cleanup of mud drips and spatters, most do not cover moisture or mold issues. 33 Handling of water, wet materials and waste represents an equally important concern for the future. Areas for mixing mud should be set up to keep water from draining into adjacent workspaces or onto finished work. Any spills should be dried immediately. Foundation of the Wall and Ceiling Industry Page 19 Preventing Losses from Moisture and Mold During Construction

22 Section 1 The larger issue for drywall taping, finishing and plastering is the drying of this work and the elimination of the resulting moisture in the building. Drying of the work, given the right conditions, can rely on natural ventilation, or it may require some supplemental drying equipment. As discussed in the section on delivery and storage (page 7), unvented fuel burning heaters are not good choices for drying or heating finished workspace, since these devices produce moisture in the combustion process. 11 Several means, including desiccant or mechanical dehumidifiers, ventilation fans and electrical or properly vented heating equipment can accomplish drying. Use of temporary ventilation systems with inflatable plastic ducts has gained popularity since it keeps the building HVAC system and permanent ducts clean; dry air can be directed specifically to wet areas, and the system can be moved as the project progresses. 22 If the HVAC system for the building is used for ventilation and drying, precautions should be taken by the general contractor to protect that system. ASHRAE Standard requires that systems with filtration have filters in place during construction. Also note that some HVAC systems may not provide ventilation with outdoor air and may not produce the desired dehumidification results. The wall and ceiling contractor should inform the general contractor of appropriate thermal conditions and drying time for the finished work. According to industry standards: No finishing operation shall be started until the interior temperature has been maintained at a minimum of 50 degrees Fahrenheit for a period of at least 48 hours and thereafter until the compounds have completely dried. 9 The standard further specifies that ventilation be provided to accomplish complete drying and hardening of compounds. Drying time is dependant on both temperature and relative humidity. Some manufacturers have established guidance on drying time for their products. 11 Expectations of Subsequent Protective Actions. The wall and ceiling contractor should reasonably expect the general contractor or owner to take the steps necessary to prevent water intrusion onto finished work from harsh weather or other construction activities. Further, the general contractor or owner should be expected to manage the indoor climate to provide appropriate temperature and humidity conditions to prevent condensation or equilibrium moisture content in materials that promote mold growth. The wall and ceiling contractor should reasonably expect the general contractor or owner to provide sufficient drying time after drywall taping and finishing, or plastering, before scheduling painting and other finish application. Additionally, the painting or finish subcontractor should be directed to protect the finished wall and ceiling work from water and moisture from the wet processes they use. The general contractor or owner should be expected to continue to maintain appropriate temperature and humidity conditions through the remainder of building construction until occupancy. New Technology and Improved Methods. Desiccant dehumidification is a technology that has been well known and proven in many industrial applications for decades. It has migrated slowly to applications in buildings, with increased attention in the past few years to use in restoration from water damage. The technology works by delivering extremely dry, warm air to a wet spot to accelerate evaporation of moisture. 34 The technology can also be used to accelerate drying time for wet processes. Foundation of the Wall and Ceiling Industry Page 20 Preventing Losses from Moisture and Mold During Construction

23 Section 1 Protecting Installed Work General Contractor Role in Loss Prevention. The general contractor or owner must protect finished wall and ceiling work from rain, moisture and condensation. The following actions by the general contractor or owner will help protect the installed materials: Confirm that measures to protect work from water, condensation and mold are functional at the time the wall and ceiling work is accepted. Operate the HVAC system, where present, to maintain acceptable temperature and humidity conditions on a continuous basis. Maintain ventilation of finished spaces for continued drying when natural ventilation is used. Buildings or areas that have completed wall and ceiling work require continuous care for the duration of the construction project if damage from moisture and mold is to be avoided. Windows, doors and other penetrations must be closed when there are harsh environmental conditions or other construction work threatens to add moisture or water to the finished area. Routine review at the end of each shift to secure the site for these protective measures is an important action to prevent physical losses. Humidity levels, condensation and moisture accumulation in materials remain as critical concerns after wall and ceiling installations are complete. In buildings that are mechanically heated and cooled, potential problems can result in many circumstances. The two critical factors are (1) to maintain adequate outdoor air ventilation and air circulation, and (2) to maintain the wall and ceiling materials above the dew point temperature after their installation. 11 As other trades complete their work they will move equipment and supplies in and out of the space, with the potential for bringing unconditioned air into the area. The unconditioned air may bring moisture into the space that has a potential to condense if the surfaces are cooled below dew point. 13 Interviews also showed that on many job sites the HVAC system might be operated primarily for the comfort of workers and shut down at night. 31 In hot and humid conditions or in cold conditions, this nightly condition can result in condensation on surfaces or within wall and ceiling materials. Once HVAC systems are turned on, they should be operated on a continuous basis for the duration of the construction project. For maximum physical loss prevention, humidity should be monitored and controlled to below 60 percent RH, in accordance with ASHRAE Standard For naturally ventilated buildings without HVAC systems, or where HVAC systems are not in use, it is important to provide for ventilation once the wall and ceiling installation is completed. Ventilation is important to allow the drying and curing process to continue for all of the building materials. Interviews showed that in cases where buildings were shrink wrapped to protect them from external sources of moisture, the lack of ventilation caused a build-up of moisture from internal sources, such as drying concrete and paint. This, in turn, caused condensation in and on walls with resulting mold growth. 35 Foundation of the Wall and Ceiling Industry Page 21 Preventing Losses from Moisture and Mold During Construction

24 Section 1 Expectations of Subsequent Protective Actions. It is reasonable for the general contractor and the wall and ceiling contractor to expect that other subcontractors coming on the site after the wall and ceiling systems are in place will protect the installed work from conditions that could lead to damage of any sort, including water, moisture or mold. Procedures should be in place for recovering from spills or other problems that may result from subcontractor action or failure to act. If the project is stopped or delayed by the owner, the general contractor and subcontractor can expect the owner to take steps necessary to prevent water intrusion, moisture and mold, or to repair problems that result from the delays before construction resumes. Delivery of Completed Building General Contractor Role in Loss Prevention. Upon completion of the building, the general contractor typically turns over an operations manual relating to the equipment in the building and conducts a walk through of the building with the owner or the owner s representative. This event signals the transfer of responsibility for the building. It is an important transition for the prevention of losses from moisture and mold as well. The following actions represent ways in which the general contractor can help prevent losses from moisture and mold at the completion of the project: Verify with the owner that the building is dry and does not have mold contamination. Inform the owner of appropriate operating procedures and conditions to avoid moisture and mold problems. The general contractor may choose to use the final inspection walk-through with the building owner or the owner s representative to point out the condition of the building relative to water intrusion, moisture and mold. There should be no signs of water or moisture staining on walls or ceilings; boards should not be distorted or sagging from moisture, and there should be no visible mold. 36 Any indications of these should be entered onto the punch list and resolved immediately to minimize the potential for increased future problems. Any underlying causes, such as leaks or condensation, should also be resolved immediately. Recommended industry standards require that the owner be provided with an operating and maintenance manual describing building systems and basic data relating to operation of the equipment and systems as installed. 29 For prevention of physical losses from mold, the building owner will need to have available sufficient information to prevent water intrusion and to manage humidity and pressurization of the building. 16 Expectations of Subsequent Protective Actions. It is reasonable for the general contractor to expect the owner to take such steps as are necessary to operate and maintain the building according to the information provided and to normal standards of care. The owner will be expected to keep the building generally clean and dry, to clean up after spills, leaks or floods, and to clean small areas of visible mold to prevent small problems from turning into major remediation projects. 36 Where problems result from defects in materials or workmanship in the construction, the owner will be expected to act quickly to resolve the problem with the contractor to minimize the impact on all parties. Foundation of the Wall and Ceiling Industry Page 22 Preventing Losses from Moisture and Mold During Construction

25 Section 1 Warranty Resolution General Contractor Role in Loss Prevention. General contractors typically offer a one-year warranty on the finished construction work. 37 The warranty generally defines specific covered items and terms and conditions for repair of problems with materials or workmanship. Such warranties also generally define the communications process and a closeout procedure for the problems covered under the warranty. The following actions may help general contractors in the prevention of physical losses during the warranty period: Establish a complaint resolution system that emphasizes fast action by all parties to resolve problems while they are small. Prearrange a knowledgeable team that can identify and resolve moisture and mold problems and their underlying causes. Follow-up on any repairs relative to moisture or mold to confirm that the underlying problem as well as the symptom have been resolved. Inspect for moisture and mold problems during the final walk through for warranty sign-off. Water and moisture problems left unresolved typically lead to mold growth. Mold grows rapidly when conditions are right. An owner who can quickly identify and notify the contractor of moisture or mold problems can reduce the cost of repair and remediation. Timely response by the contractor to an identified problem reduces warranty losses. Warranty service procedures should incorporate a rapid response element for moisture and mold complaints. Response to moisture and mold complaints requires that the person or team assigned to respond have special knowledge relating to these problems. The responders need to be able to identify signs of moisture, such as discoloration or sagging of building materials, and to distinguish mold from mineral and other confounding surface problems. For example, it is common for untrained investigators to confuse mineral leaching, such as efflorescence, from concrete or mortar with mold. Reducing physical losses from moisture and mold requires that responders looking at complaint sites create neither a false impression that nothing is wrong nor a sense that the problem is worse than it really is. One path for developing a response team is to contract for the services of experts in these areas. Consultants can be selected for the special knowledge needed for a particular challenge and they may also be viewed more favorably as an independent third party to resolve what has become a potentially litigious issue. The net cost of responding to a complaint may be lower as a result. Each moisture and mold complaint also deserves follow-up to make certain that the underlying problem has been resolved as well as the symptoms. Accomplishing this may require review of recommended actions, inspection of the site when it has been torn apart, and inspection after repairs are complete. If the problem is not fully resolved and causes reversed, the problem is likely to recur. If the problem relates to action or inaction by the owner, communication should be sufficient to allow the owner to correct his operating procedures to prevent recurrence. Foundation of the Wall and Ceiling Industry Page 23 Preventing Losses from Moisture and Mold During Construction

26 Section 1 Expectations of Subsequent Protective Actions. The general contractor can reasonably expect the owner to maintain and operate the building and to correct problems as they occur. Foundation of the Wall and Ceiling Industry Page 24 Preventing Losses from Moisture and Mold During Construction

27 Section 2 Special Issues and Challenges Documentation Documentation is necessary to help correct and assign responsibility for the resolution of moisture and mold problems that may occur in the process of wall and ceiling construction. Under the best conditions, each party involved in the process, from manufacturer to installer to general contractor, provides the following documentation basics: Verify and document that the material is dry and free of mold at the time it is handed off to the next party in the process. Verify and document that water- or mold-damaged materials are returned or quarantined. Verify and document conditions on the construction site prior to installation. Document any events that may result in the introduction of water, moisture or mold during the installation process, such as leaks or floods. Verify and document the condition of the completed work. Documentation should generally consist of a written record of the event or transaction and photographs if helpful. The documentation will be most useful if it is done at the time of the event or transaction. It should include an indication of who was present or involved at the time. Integrating documentation into the routine of the loss prevention process can also add value. For example, a log sheet on the job site that is used to record completion of daily site inspections at shift changes may be a simple and effective way to capture valuable data. It can be used to log any events that might be out of the ordinary, as well as provide an indication that procedures have been followed on that job. Moisture Measurement Generally, a visual inspection will be sufficient to determine whether materials delivered to a construction site are acceptable or water damaged. Wet materials can be recognized by discoloration, sagging or irregular shape. Materials with excessive moisture content from humid conditions may not be identified in an initial visual inspection. Moisture measurement is a well-established practice in the manufacture of wall and ceiling materials since quality and performance are dependent on proper moisture content. Generally, the procedures in manufacturing relate to scientific and quality control measurements that are supported with laboratory analysis. Use of portable, hand-held moisture meters to measure materials as they arrive on site or as they are installed is controversial. These meters appear to be valuable in checking lumber to see if it is dry Foundation of the Wall and Ceiling Industry Page 25 Preventing Losses from Moisture and Mold During Construction

28 Section 2 enough to warrant installation of wall and ceiling material; however, since the devices are typically calibrated to work on lumber, their use on drywall or ceiling materials is less reliable and less scientific. Moisture meters can be used by experienced analysts to provide comparative information but not an absolute value of moisture content in field measurements of wall and ceiling materials. Non-intrusive devices, typically using radio wave technology, provide rougher estimates of moisture content than more intrusive devices that require insertion of pins or probes to take measurements. Testing for Mold Presence Visual inspection will generally be sufficient to determine whether the materials delivered to a construction site are acceptable or mold damaged. Visible mold will appear as a fuzzy or splotchy surface with some coloration, ranging from black to green, gray, brown, even pink or rust colored. Materials with mold in the early stages of development may not be identified in an initial visual inspection. Sampling and laboratory procedures to test for mold are well established in the remediation of mold-infested buildings. At the time of this publication, there are no reliable non-professional selftest kits for mold, despite advertisements to the contrary. Mold testing requires a skilled practitioner to know what to sample and how to sample. Such practitioners should have appropriate certifications and experience. A skilled practitioner will also provide a proper chain of custody for any samples taken. Samples should be considered valid only if processed by an accredited laboratory (see Advance Planning for Contingencies on page 29). Building Dynamics That Impact Moisture and Mold Loss prevention relating to moisture and mold in a building depends on the interrelationship of the building to its climate and environment. The building has its own internal dynamic, as well, with interrelationships between architectural, structural and finish aspects of the building with its mechanical systems. Factors that can lead to moisture and mold damage that are typically beyond the control of the interior wall and ceiling contractor include the following: Site location, orientation of the building, and site drainage. Local environment, landscape features and climate. Exterior wall structure, insulation, and vapor barriers. HVAC system design and moisture management features. Location and orientation of a building will determine if there are sources of moisture or mold that could impact construction or operation of the building. These may be simple observations, such as an adjacent river that keeps a valley humid. The site itself may have drainage conditions that must be modified to protect the building from flooding or groundwater seepage, both of which can cause water damage and increase the risk of mold growth. The building orientation determines which elevations will see sunshine and resulting heat loads, affecting the dynamics of moisture within the building, and setting the basis for proper HVAC design. 16 Foundation of the Wall and Ceiling Industry Page 26 Preventing Losses from Moisture and Mold During Construction

29 Section 2 Landscape features, such as a pond or forest, can influence ambient humidity on the site and provide a seasonal or continuous reservoir of mold to the building. A site in a coastal region brings specialized design considerations, regardless of whether the coast is that of an ocean, a large inland lake or a significant river. The potential for flooding and major storm events are primary site selection and design considerations and will determine the basics of foundation methods and materials selection. 5 When designers look at a climate as dry, they often overlook storm events or wet seasons that impact those regions and may cause periodic flooding, leaks or high humidity conditions. Cold climates are typically seen as less impacted by water damage, moisture and mold problems, but because construction projects involve many internal wet processes, construction during cold weather can result in significant moisture- and mold-related problems. Increasingly, heating and cooling systems are being installed in virtually all climates with the result that materials selection, construction sequencing and HVAC design must be specific to each project. Moisture problems related to temperature control must be considered in each project. 16 Structural elements and exterior wall design also determine whether moisture and mold problems can be avoided. Typical problems that occur in structural elements include creation of thermal bridges that result in condensation in or on walls. 38 Structural elements can also combine with exterior finish designs to result in roof and wall elements that do not shed water in storm events. Modern construction also tends to rely heavily on elastomeric caulking for sealing and may not incorporate sufficient details to protect exterior walls and windows from water intrusion. 39 Humidity dynamics in buildings are typically misunderstood, particularly as they relate to conditions that cause condensation and mold growth. Humidity is often discussed in terms of relative humidity (RH), which is a percentage of moisture in the air at a specific temperature. A more useful term for discussion of humidity in building dynamics is dew point, which is the temperature below which moisture in the air begins to condense. Fog occurs at dew point. If a surface is at or below dew point temperature, water from the air will condense on that surface. 40 HVAC systems add a dynamic factor that can modify the moisture profile and potential for mold in a building. Properly performing HVAC systems can dry and pressurize buildings in humid climates. Improperly functioning or poorly deigned HVAC systems can add moisture and create conditions for condensation on and in walls and ceilings. In warm and humid climates, common problems with HVAC systems include designs that do not remove sufficient moisture or that overcool interior wall surfaces. In these climates, it is also critical that the HVAC system create a slight positive air pressure on the building exterior to reduce infiltration and avoid creating condensation planes within wall structures. In colder climates, a neutral or slight negative air pressure is recommended to avoid condensation problems. Ventilation with outdoor air is a critical factor for all buildings and all climates to keep buildings dry and to reduce mold problems as long as humidity issues are properly managed. Both during and after construction, the design and operation of the HVAC system can determine whether moisture and mold prevention efforts will succeed or fail. 16 Foundation of the Wall and Ceiling Industry Page 27 Preventing Losses from Moisture and Mold During Construction

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31 Section 3 Advance Planning for Contingencies Contingency Planning for Water Intrusion and Mold Events Damage and losses from a water intrusion, moisture or mold event can be minimized by rapid and proper response. Mold, unlike many other building-related problems, can grow rapidly under the right conditions, and a small problem one day can be catastrophic a few weeks later. 1 Advance planning can help minimize both time and cost associated with correcting problems when an event occurs. Key elements of advance contingency preparation include the following: Have a plan for rapid response to an event that includes assignment of responsibilities. Identify applicable standards of care to be used in response to a water intrusion or mold event. Identify consultants to assess, manage remediation, and verify resolution of moisture or mold problems. The contingency plan for a water, moisture or mold damage event needs to include technical criteria, communications protocols and definition of responsibilities and decision authority for various scenarios. Technical criteria need to include assessment of the scope of the problem, triggers for and details of containment requirements, determination of in-house versus contracted cleanup services, and remediation closeout and follow-up requirements. Communications protocols should address internal information flows as well as communications to the general contractor or owner. Definition of responsibilities should be specific to a project or job site and should specify who reviews various technical and communications data as well as defining decision makers for the various steps of identifying and remediating a problem under various scenarios. 5 The individuals responsible for implementing the contingency plan on site will need to be familiar with the plan and the relevant standards of care for identifying, assessing and remediating water, moisture and mold problems. In addition to experience in the trade, the responsible individual should be trained on these responsibilities. An indication that the necessary skills and knowledge have been acquired is the Certified Mold Loss Prevention Specialist designation. 41 There are no federal laws or regulations that govern mold or indoor air quality in the United States at the time of this publication, but there are some guidance documents and relevant standards at the national level. At the state level, laws relating to mold remediation are emerging in California, Texas and other states. Standards of care are changing rapidly and require updated reviews on a regular basis. Some of the basic standards of care for mold remediation include the following: US EPA, Mold Remediation in Schools and Commercial Buildings, EPA 402-K , March 2001, available on the Internet at New York City Department of Health, Guidelines on Assessment and Remediation of Fungi in Foundation of the Wall and Ceiling Industry Page 29 Preventing Losses from Moisture and Mold During Construction

32 Section 3 Indoor Environments, November 2000, available on the Internet at epi/moldrpt1.html 4. American Conference of Governmental Industrial Hygienists, Bioaerosols: Assessment and Control, Institute of Inspection Cleaning and Restoration, Standard and Reference Guide for Professional Water Damage Restoration, IICRC S500, Involving a consultant with in-depth knowledge and prior experience to resolve water damage, moisture or mold events can accelerate problem resolution. Identifying consultants in advance of an event can further reduce response time. Consultants should have appropriate professional registrations and certifications. In addition to traditional registrations as an architect or engineer, some states are considering requirements specific to mold remediation. There are also professional association certification programs that are relevant. Designations as a Certified Industrial Hygienist, Certified Indoor Environmentalist and Certified Indoor Air Quality Professional are also useful to identify relevant skills. The consultant should be able to provide evidence of significant relevant experience. 41 The potential for litigation related to mold problems suggests additional precautions in hiring a consultant. Generally the consultant should be independent of any remediation firm that contracts for the implementation of corrective actions. The consultant should use an independent laboratory that is accredited for environmental microbiology by the American Industrial Hygiene Association for processing any biological samples. 36 Remediation of Problem Situations Identifying problems early helps keep costs and the impact on the project critical path to a minimum. Time is of the essence in moisture intrusion because the biological clock starts ticking almost immediately. Wet drywall can have mold growth within as little as 24 hours and may be in full bloom within seven days. The longer materials are wet and the longer they are in place, the more likely a minor moisture problem will lead to a large mold problem. Mold growth is not a linear function but follows exponential growth patterns. A problem that covers 10 square feet of material on one day may cover 100 square feet of material a few days later. 16 Identify problems in a timely manner to avoid exacerbated conditions. Determine and fix the problem leading to moisture intrusion or mold growth. Choose a qualified professional who is experienced in the remediation of moisture or mold problems. Assess the condition of the damaged materials at each stage of the construction process to determine how to proceed with remediation. Properly remove or clean any damaged materials. Foundation of the Wall and Ceiling Industry Page 30 Preventing Losses from Moisture and Mold During Construction

33 Section 3 When a water damage, moisture incursion or mold event occurs, the contingency plan outlined above should go into effect. An immediate assessment of the problem will need to be done on site, based on the standard of care selected for the project. A determination will be required of whether the problem is a small one that can be handled with in-house remediation capabilities or if outside resources are required. For example, US EPA guidance currently suggests the following for mold caused by clean water: 36 A small event A total affected surface area of less than 10 square feet. Cleanup can be done with minimal personal protective equipment and no containment. A medium event A total affected surface area of between 10 and 100 square feet. Cleanup requires limited or full personal protective equipment and limited containment based on professional judgment. A large event A total affected surface area of greater than 100 square feet. Cleanup requires full personal protective equipment and full containment with professional advice. The individual tasked with assessing the scale of the problem should also be familiar with the requirements of the standard of care used in the plan for various cleanup methods. If internal resources are used to clean up a small problem, they should be directed to follow the guidance of the standard of care that is selected. If outside resources are required, the consultant identified in the planning process should be brought on site as quickly as possible. The consultant will need to prepare a scope for the remediation work that can be used for obtaining bids from qualified remediation contractors. Remediation contractors should be prequalified as to their experience and the certifications of the people who will work on the job. Certifications for remediation contractors include the Certified Mold Remediator designation. 41 Remediation work requires supervision and verification. For small problems, the supervision by the individual responsible for implementing the plan should be sufficient. Verification can be based on the visible removal of the contaminated materials and resolution of the underlying cause. For larger problems involving outside resources, upon completion of work by the remediation contractor, but prior to the removal of containment, the consultant should inspect and conduct necessary sampling to verify that the remediation has been successful and the underlying problem resolved. Documentation of such actions should be thorough and complete. 36 Once remediation work is completed and the success of the effort has been verified, work can com- Foundation of the Wall and Ceiling Industry Page 31 Preventing Losses from Moisture and Mold During Construction

34 Section 3 mence on the repair of the damaged area, replacement of any materials that have been removed, and completion of the construction project. Continued inspections for signs of recurrence are prudent after such an event. 5 Foundation of the Wall and Ceiling Industry Page 32 Preventing Losses from Moisture and Mold During Construction

35 Section 4 Checklists Checklist 1: Manufacture This checklist is for use by a manufacturer at the time materials are shipped. The purpose of the checklist is to verify that the contents of the shipment have been prepared and handled appropriately by the manufacturer prior to shipment. The checklist can be integrated into or attached to shipping documents or labeling. Moisture content within specifications at the time of manufacture. Materials dry within specifications before packing and wrapping. No damage to or penetration of wrapping material at the time of shipment. No visible water damage or mold at the time of shipment. Checklist 2: Supply and Distribution This checklist is for use by a supplier or distributor at the time materials are shipped. The purpose of the checklist is to verify that the contents of the shipment have been prepared and handled appropriately by the supplier or distributor prior to shipment. The checklist can be integrated into or attached to shipping documents or labeling. Materials inspected when received and in dry condition, free of visible mold. Materials stored in dry conditions, off of the floor or ground. No damage to or penetration of wrapping material at the time of shipment. No visible water damage or mold at the time of shipment. Ship date confirmed with buyer. Checklist 3: Transportation This checklist is for use by a transporter at the time materials are picked up and delivered. The purpose of the checklist is to verify that the contents of the shipment have been handled appropriately by the transporter during shipment. The checklist can be integrated into or attached to shipping documents. Materials inspected when received and in dry condition, free of visible mold. Materials on-loaded dry, tarped and protected for shipment. Specified or normal protective measures taken during shipment. No damage to or penetration of wrapping material at the time of delivery. No visible water damage or mold at the time of delivery. Foundation of the Wall and Ceiling Industry Page 33 Preventing Losses from Moisture and Mold During Construction

36 Section 4 Checklist 4: Delivery and Storage This checklist is for use by a wall and ceiling contractor from the time materials are delivered to the time they are installed. The purpose of the checklist is to verify that the contractor has taken appropriate protective measures at the job site. The checklist can be integrated into or attached to project documentation. Materials inspected when received and in dry condition, free of visible mold. Set down area dry and protected from weather and construction process water. Wet or mold-damaged materials returned or quarantined pending resolution. Materials stored off the floor and protected with tarpaulins. Storage area ventilated. No penetration of wrapping material prior to start of construction. No visible water damage or mold prior to installation. Checklist 5: Pre-installation Condition of Building This checklist is for use by a wall and ceiling contractor to inspect the work area prior to construction. The purpose of the checklist is to verify that the job site is dry and free of mold at the beginning of wall and ceiling installation. The checklist can be integrated into or attached to project documentation. Work area dried in with all penetrations appropriately sealed or closed. Wet applied materials, including concrete, fireproofing and insulation dry to specification. Substrate or framing dry to specifications. No visible evidence of leaks, condensation or mold. Verification from other contractors that insulation and pressure testing are complete. Wall cavities and ceiling spaces free of debris and vacuum cleaned of dust. Materials ready for installation in dry condition, free of mold, visible water or moisture damage. Checklist 6: Installation This checklist is for use by a wall and ceiling contractor to inspect the work area on a daily basis at the beginning and ending of a shift. The purpose of the checklist is to verify that the job site is dry and free of mold during wall and ceiling installation. The checklist can be integrated into or attached to other project documentation. Work area remains dried-in with all penetrations appropriately sealed or closed Previously identified problems resolved. No additional wet-applied materials (e.g., concrete, fireproofing or insulation) in active construction area. Substrate or framing dry to specifications. Work area ventilated continuously as per plan. HVAC system protective measures in place. No visible evidence of spills, leaks, condensation or mold. Wall cavities and ceiling spaces remain free of debris and vacuum cleaned of dust. Foundation of the Wall and Ceiling Industry Page 34 Preventing Losses from Moisture and Mold During Construction

37 Section 4 Checklist 7: Wet Processes and Finishing This checklist is for use by a wall and ceiling contractor to inspect the work area on a daily basis at the beginning and ending of a shift. The purpose of the checklist is to verify that the job site is protected from water damage, moisture accumulation and mold during wet process work. The checklist can be integrated into or attached to other project documentation. Workers on site familiar with procedures for control of water and moisture. Work area conditioned to specified temperature for required time. Measures to protect HVAC system in place. No visible evidence of spills, leaks, condensation or mold. Wall cavities and ceiling spaces remain free of debris and vacuum cleaned of dust. Work area ventilated continuously as per plan. Wet applied materials dried to specification. Work area remains dried in with all penetrations appropriately sealed or closed. Checklist 8: Protecting Installed Work This checklist is for use by a general contractor to inspect the work area upon completion of wall and ceiling construction and routinely thereafter. The purpose of the checklist is to verify that the job site is protected from water damage, moisture accumulation and mold until it is turned over to the owner. The checklist can be integrated into or attached to other project documentation. Work area remains dried in with all penetrations appropriately sealed or closed. No visible evidence of spills, leaks, condensation or mold. HVAC system protective measures in place. Work area ventilated continuously as per plan. Work area conditioned to specified temperature. Wet applied materials dried to specification. Remaining contractors on site follow procedures for control of water and moisture. Checklist 9: Delivery of Completed Building This checklist is for use by a general contractor to inspect the building upon completion of the project, typically at the time of the final walk-through. The purpose of the checklist is to verify that the finished building is turned over to the owner free of water damage, moisture accumulation and mold. The checklist can be integrated into or attached to other closing documentation. No visible evidence of spills, leaks, condensation or mold. The building architectural features properly protect penetrations, shed water and moisture. HVAC system operates effectively. Owner informed of appropriate operations and maintenance procedures. Checklist 10: Warranty Resolution This checklist is for use by a general contractor to closeout the warranty period. The purpose of the checklist is to verify that the building is free of water damage, moisture accumulation and mold at the conclusion of the warranty period. The checklist can be integrated into or attached to other closing documentation. Complaints tracked and resolved. No visible evidence of leaks, condensation, or mold from construction defect. Owner informed of appropriate operations and maintenance procedures. Foundation of the Wall and Ceiling Industry Page 35 Preventing Losses from Moisture and Mold During Construction

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39 References References 1. Mold: Cause, Effect and Response. The Foundation of the Wall and Ceiling Industry (FWCI) McNeel, S.V. and R.A. Kreutzer. Fungi & indoor air quality. Health & Environment Digest. 10(2):9-12. May/June Burge, H.A. The fungi: how they grow and their effects on human health. HPAC Heating, Piping, Air Conditioning. (69)7: July Guidelines on Assessment and Remediation of Fungi in Indoor Environments. New York City Department of Health, Bureau of Environmental & Occupational Disease Epidemiology. New York, New York. April Shaughnessy, R.J. and P.R. Morey. Remediation of microbial contamination. Chapter 15 of Bioaerosols: Assessment and Control. Janet Macher, ed. American Conference of Governmental Industrial Hygienists. Cincinnati, Ohio Hens, H.L.S.C. Fungal defacement in buildings: a performance-related approach. HVAC&R Research. 5(3): July Stanke, D., B. Bradway, A. Hallstrom, et al. Managing Building Moisture. Trane. American Standard, Inc. La Crosse, Wisconsin. Sys-AM Keeping it dry. Gypsumation. Gypsum Association. Washington, DC. Pp November Standard specification for application and finishing of gypsum board. ASTM International. Designation: C Warranty information. Armstrong World Industries, Inc The Gypsum Construction Handbook. Centennial Edition. USG Corporation Dens product line. Georgia-Pacific Corporation HumiGuard Plus Ceiling Products with BioBlock. Armstrong World Industries, Inc Application and Finishing of Gypsum Board. Specification GA-216. Gypsum Association. Washington, DC Harriman, L., G. Brundrett, and R. Kittler. Humidity control design guide for commercial and institutional buildings. American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc. Atlanta, Georgia Shaughnessy, R.J. and P.R. Morey. Prevention and control of microbial contamination. Chapter 10 of Bioaerosols: Assessment and Control. Janet Macher, ed. American Conference of Governmental Industrial Hygienists. Cincinnati, Ohio Building Related Questions. GE Protimeter Plc. Meter House, Marlow, Bucks, UK Telephone interview. James Hardie, Inc. Mission Viejo, California Telephone interview. Symbol Technologies, Inc. Holtsville, New York Telephone interview. US Department of Transportation. Washington, DC Packaging requirements for sheetrock/drywall, plywood, tongue and groove material. Bowhead Transportation Company. Barrow, Alaska Harriman, L.J., D. Schnell, and M. Fowler. Preventing mold by keeping new construction dry. ASHRAE Journal 44(9): September Mold in residential buildings. Toolbase TechNotes. National Association of Home Builders. July 24, Telephone interview. Chrisner Group. Hamilton, NJ Thermal Design Guide for Exterior Walls. American Iron and Steel Institute. Publication RG January Fungicidal Protective Coatings. Foster Products Corporation. Oakdale, Minnesota Caliwel product line. Alistagen Corporation. New York, New York Telephone interview. Armstrong World Industries, Inc Foundation of the Wall and Ceiling Industry Page 37 Preventing Losses from Moisture and Mold During Construction

40 References 29. Ventilation for acceptable indoor air quality. Section 7 of ANSI/ASHRAE Standard American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc. Atlanta, Georgia Telephone interview. Drywall Information Trust Fund Question and answer session. Certified Mold Loss Prevention Specialist Course. Cosponsored by The Indoor Air Quality Association (IAQA) and The Foundation of the Wall and Ceiling Industry (FWCI). Tampa, Florida. January Enforcement procedures and scheduling for occupational exposure to tuberculosis. Directive CPL Occupational Safety & Health Administration. US Department of Labor. February 9, Drywall scope of work. Standards and Description of Work Performance. The Cooreman Real Estate Group, Inc. South Bend, Indiana Munters keeps construction projects on schedule. Munters Corporation. Glendale Heights, Illinois Telephone interview. Drywall Information Trust Fund Mold Remediation in Schools and Commercial Buildings. US Environmental Protection Agency. EPA 402-K March Home buyer s warranty. Corey Barton Homes. Meridian, Idaho Why insulate steel stud cavity walls. Form Number P&M. Dow Chemical Company Nicastro, D.H. Failure Mechanisms in Building Construction. American Society of Civil Engineers. Reston, VA. P Psychrometrics. Chapter 6 in ASHRAE 2001 Handbook: Fundamentals. American Society of Heating, Refrigerating and Air- Conditioning Engineers, Inc. Atlanta, Georgia Benda, G. Unraveling the certification tangle. Indoor Environment Connections. March Bioaerosols: Assessment and Control. Janet Macher, ed. American Conference of Governmental Industrial Hygienists. Cincinnati, Ohio Standard and Reference Guide for Professional Water Damage Restoration. Institute of Inspection, Cleaning and Restoration Certification. IICRC S Foundation of the Wall and Ceiling Industry Page 38 Preventing Losses from Moisture and Mold During Construction

41 Bibliography Bibliography Scientific and Technical Publications A Brief Guide to Mold, Moisture, and Your Home. EPA 402-K US Environmental Protection Agency. Washington, DC. April Application and Finishing of Gypsum Board. Specification GA-216. Gypsum Association. Washington, DC. Before You Install Exterior Wood-Based Siding. Advanced Housing Research Center. Forest Products Laboratory. Madison, Wisconsin Bioaerosols: Assessment and Control. Janet Macher, ed. American Conference of Governmental Industrial Hygienists. Cincinnati, Ohio Burge H.A. The Fungi: How They Grow and Their Effects on Human Health. HPAC Heating, Piping, Air Conditioning. (69)7: July Construction IAQ Management for LEED. Business and Industry Resource Venture (a partnership of the Greater Seattle Chamber of Commerce and Seattle Public Utilities). Controlling Mold and Mildew. Build a Better Home. The Engineered Wood Association. Tacoma, Washington Foard, K., P. Dulaney, E. Cole, et al. Assessment of Fungal Growth on Ceiling Tiles Under Environmentally Characterized Conditions. Indoor Air th International Conference of Indoor Air Quality and Climate. Helsinki, Finland. 4: As reported in Chang, J.C.S., K. Foard, and D.W. VanOsdell. Evaluation of Fungal Growth (Penicillium Glabrum) on a Ceiling Tile. Indoor Air An Integrated Approach. Australia. Pp Guidelines on Assessment and Remediation of Fungi in Indoor Environments. New York City Department of Health, Bureau of Environmental & Occupational Disease Epidemiology. New York, New York. April Halonen, R., T. Keskikuru, L. Kujanpaa, et al. Rain Entry as a Cause to Microbial Contamination of the Ventilation System. Healthy Buildings : Harriman, L. Preventing Mold by Keeping New Construction Dry. ASHRAE Journal. Pp September Harriman L., G. Brundrett, and R. Kittler. Humidity Control Design Guide for Commercial and Institutional Buildings. American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc. Atlanta, Georgia Harriman L.J., D. Schnell, and M. Fowler. Preventing Mold by Keeping New Construction Dry. ASHRAE Journal 44(9): September Helping Your Buyers Understand Mold During the Building Process. ToolBase Technotes. NAHB Research Center and the Partnership for Advancing Technology in Housing (PATH). April Hens, H.L.S.C. Fungal Defacement in Buildings: A Performance-Related Approach. HVAC&R Research. 5(3): July Indoor Air Quality During Building Construction in Healthcare Facilities. Technical Brief TB Energy Delivery & Utilization Division. Electric Power Research Institute. Palo Alto, California Johannson, P. Moldy Odor and Geosmin from Soil-Contaminated Construction Timber. Healthy Buidlings : Koivisto, J., U.Haverinen, T. Meklin,, and A. Nevalainen. Occurrence and Characteristics of Moisture Damage in School Buildings. Indoor Air Pp Levin, H. Building Design and Material Selection. Indoor Air - An Integrated Approach. Australia. Pp Keeping It Dry. Gypsumation. Gypsum Association. Washington, DC. P November Lstiburek, J., and T. Brennan. Healthy and Affordable Housing: Practical Recommendations for Building, Renovating and Maintaining Housing. Asthma Regional Coordinating Council of New England. Building Science Corporation Luoma, M. Protecting Ventilation Duct and Accessories Against Dirt During Construction Work. Healthy Buildings : Foundation of the Wall and Ceiling Industry Page 39 Preventing Losses from Moisture and Mold During Construction

42 Bibliography McGuinness, M. HVAC System Commissioning. Indoor Environment 97. Pp McNeel, S.V. and R.A. Kreutzer. Fungi & Indoor Air Quality. Health & Environment Digest. 10(2):9-12. May/June Mold: Cause, Effect and Response. The Foundation of the Wall and Ceiling Industry (FWCI) Mold Remediation Guidelines in Schools and Commercial Buildings. US Environmental Protection Agency. Office of Air and Radiation. Indoor Environments Division. EPA 402-K March Nicastro, D.H. Failure Mechanisms in Building Construction. American Society of Civil Engineers. Reston, Virginia. Page Nielsen, K.F., P.A. Nielsen, and G. Holm. Growth of Moulds on Building Materials under Different Humidities. Healthy Buildings : Odom, J.D. and B. DuBose. Preventing Moisture and Mildew Problems in Hospitality Industry Buildings. CH2Mhill. Orlando, Florida Perrone, P., A. Bartell, W. Klein, and J. Steinman. A Builder s Guide to Handling Mold Claims and Litigation. National Association of Home Builders of the United States. Washington, DC Psychrometrics. Chapter 6 of ASHRAE 2001 Handbook: Fundamentals. American Society of Heating, Refrigerating and Air- Conditioning Engineers, Inc. Atlanta, Georgia Samuelson, I. Prevention of Moisture and Mould Damages in Buildings. Healthy Buildings : Shaughnessy, R.J. and P.R. Morey. Prevention and Control of Microbial Contamination. Chapter 10 of Bioaerosols: Assessment and Control. Janet Macher, ed. American Conference of Governmental Industrial Hygienists. Cincinnati, Ohio Shaughnessy, R.J. and P.R. Morey. Remediation of Microbial Contamination. Chapter 15 of Bioaerosols: Assessment and Control. Janet Macher, ed. American Conference of Governmental Industrial Hygienists. Cincinnati, Ohio Standard and Reference Guide for Professional Water Damage Restoration. Institute of Inspection, Cleaning and Restoration Certification. IICRC S Standard Specification for Application and Finishing of Gypsum Board. ASTM International. Designation: C Stanke, D., B. Bradway, A. Hallstrom, et al. Managing Building Moisture. Trane. American Standard, Inc. La Crosse, Wisconsin. Sys- AM Streifel, A.J. and C. Hendrickson. Assessment of Health Risks Related to Construction: Minimizing the Threat of Infection from Construction Induced Air Pollution in Heath-Care Facilities. HPAC Engineering. Pp ,30. February TenWolde, A. Controlling Moisture in Homes. Forest Products Laboratory. US Department of Agriculture Thermal Design Guide for Exterior Walls. American Iron and Steel Institute. Publication RG January US Climate Zone Map. Energy Information Administration. US Department of Energy. Visited November 20, The Insurance Implications of Toxic Mold Claims. Independent Insurance Agents of America, Inc Ventilation for Acceptable Indoor Air Quality. Section 7 of ANSI/ASHRAE Standard American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc. Atlanta, Georgia What is Sustainable Design? Affordable Sustainability Technical Assistance for HOME. National Center for Appropriate Technology. Visited November 18, Wheeler, A.E. Construction and Renovation for Healthy Buildings. Healthy Buildings Pp Trade and Other Publications Benda, G. Unraveling the Certification Tangle. Indoor Environment Connections. March Building Related Questions. GE Protimeter Plc. Meter House, Marlow, Bucks, UK. Building Pressurization Can Affect Possibility of Mold Growth. IEQ Strategies. Cutter Information Corporation. Pp August Foundation of the Wall and Ceiling Industry Page 40 Preventing Losses from Moisture and Mold During Construction

43 Bibliography Caliwel Product Line. Alistagen Corporation. New York, New York. Carter, T. Brick Veneer Leakage - Inadequate Flashing! Ask The Builder Nationally Syndicated Newspaper Columnist. Cincinnati, Ohio Dens Product Line. Georgia-Pacific Corporation. Dolnick, D. Toxic Mold Part I: What Is It? What Causes It? And Why Do We Keep Hearing About It?! Constructor. Pp October Drywall Scope of Work. Standards and Description of Work Performance. The Cooreman Real Estate Group, Inc. South Bend, Indiana. Ellis, R.T. Commissioning: Getting it Right Owners Are Like Us Happy, Unhappy, Or Just Confused. Engineered Systems. P.38. March Enforcement Procedures and Scheduling for Occupational Exposure to Tuberculosis. Directive CPL Occupational Safety & Health Administration. US Department of Labor. February 9, Flashing Problems. Real Estate Inspector Newsletter. Visited September 8, Fungicidal Protective Coatings. Foster Products Corporation. Oakdale, Minnesota. The Gypsum Construction Handbook. Centennial Edition. USG Corporation Home Buyer s Warranty. Corey Barton Homes. Meridian, Idaho. HumiGuard Plus Ceiling Products with BioBlock. Armstrong World Industries, Inc. Mold in Residential Buildings. Toolbase TechNotes. National Association of Home Builders. July 24, Munters Keeps Construction Projects on Schedule. Munters Corporation. Glendale Heights, Illinois. Odom, J.D. Moisture & Humidity: Evaluation & Mitigation. Understanding and Preventing Moisture Intrusion in Hot, Humid Climates. Indoor Environment 97. Pp Osborn, J.E. and F.M. Gallo. Reduce Mold Risks by Prodding Subs to Prevent Water Intrusion. Contractor s Business Strategist. February Packaging Requirements for Sheetrock/Drywall, Plywood, Tongue and Groove Material. Bowhead Transportation Company. Barrow, Alaska. Patrick W. Toxic Mold Part III: Are You Covered for Mold Liability? Here s the Scoop on Construction Insurance Coverage for Mold. Constructor. Pp December Rivin, R. 10 Lessons From Building Envelope Failures. The Construction Specifications Institute. Alexandria, Virginia Stanke, D., B. Bradway, A. Hallstrom, et al. Managing Building Moisture. Trane. American Standard, Inc. La Crosse, Wisconsin. Sys- AM Thompson, R. How to Fight Dryrot in Homes, Condos and Co-ops. Realty Times. Dallas, Texas. January 3, Warranty information. Armstrong World Industries, Inc. Why Insulate Steel Stud Cavity Walls. Form Number P&M. Dow Chemical Company. Working to Improve the Contract Bidding Process. Building Environment Report. 3(8):1, 6, 8. IAQ Publications, Inc. March WTCA Position Regarding Mold on Lumber. Wood Truss Council of America. September 28, Foundation of the Wall and Ceiling Industry Page 41 Preventing Losses from Moisture and Mold During Construction

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45 Experts National Perspective Developer/Owner Drew George Bovis Lend Lease Designer/Specifier Bob Perlock HSR Associates, Inc. Humidity Control Experts Lew Harriman Mason-Grant Mickey Lee Munters General Contractor/Construction Manager Ron Norby Hensel Phelps Construction Company Home Builder Stuart Price Granor Price Homes Manufacturers Robert Grupe USG Building Products Systems Regional Subcontractors Florida Tim Ruff Wal-Mark Contracting Group, LLC Northeast Larry Cooley Commercial Drywall, Inc. Mid-Atlantic Mark Nabity Grayhawk, LLC Midwest Mikel Poellinger Poellinger Inc. Northwest Doug Bair Pacific Construction Systems, Inc. California Jason Fell Northern California Drywall Information Trust Fund Steven Baer Armstrong World Industries Mold Consultant George Benda Chelsea Group, Ltd Green Buildings Consultant Scott Chrisner The Chrisner Group Insurance Company Nim Traeger, CIH, CSP St. Paul Insurance Companies Legal Expert Steve Hilger Rhoades, McKee, Boer, Goodrich & Titta Commissioning Agent David Odom, III CHM2 Hill Foundation of the Wall and Ceiling Industry Page 43 Preventing Losses from Moisture and Mold During Construction