Water, Moisture Intrusion & Mold

Water, Moisture Intrusion & Mold National Association of Environmentally Responsible Mold Contractors Copyright 2013 Gary Rosen, Ph.D. & Certified Mold Free Corp. Questions: Tel: 954 614 6860 Email: Info@Free-Mold-Training.org www.free-mold-training.org

For Florida Mold Contractors Completely FREE online mold continuing education classes for 2014 renewal. 14 Hours. All state approved. We report your hours to the state for you. Certified Mold Free Corp is an approved Florida Mold CE Provider #2757. Water, Moisture Intrusion & Mold (W/MI) Course #0000149 (Correspondence) is approved for six hours of Mold CE Credit. Completion of all 14 hours of training makes you eligible for the credentials: Certified Green Indoor Air Quality Specialist and/or Certified Green Mold Remediation Contractor. Certification cost is $50/year. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 2

Outside of Florida Courses are FREE however there is a fee of $25 each if you would like to receive Certificates of Completion for the training courses. Completion of all 14 hours of training makes you eligible for the credentials: Certified Green Indoor Air Quality Specialist and/or Certified Green Mold Remediation Contractor. Certification cost is $50/year. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 3

About Course Author This entirely FREE online course was developed as a public service by Gary Rosen, Ph.D. President of Certified Mold Free Corp along with the National Association of Environmentally Responsible Mold Contractors (www.free-mold-training.org). Dr. Rosen (Ph.D. Biochemistry UCLA) holds Florida licenses in Mold Assessment, Mold Remediation and Building Construction and has performed over 1000 mold assessments and over 1000 mold remediations. Dr Rosen has been formally IICRC S520 trained and IICRC AMRT certified as well as IAQA trained and certified in mold assessment and remediation. He is the author of 5 books on mold assessment and mold remediation all available on Amazon.com. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 4

Free Training While the training is free, this is no indication of the quality of the training courses. Most students upon completion of our Free Mold Training courses find that the courses offer the finest and most comprehensive training for mold and mold assessment in the industry. More extensive supplemental professional training can be found (not free but at a low cost) in the author s mold books available on Amazon.com (link below.) http://www.amazon.com/s/ref=nb_sb_noss?url=searchalias%3dstripbooks&field-keywords=mold%20gary%20rosen Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 5

About Certified Mold Free Corp has designed this course to provide accurate and authoritative information in regard to the subject matter covered. This material and course is provided with the understanding that the provider is not engaged in rendering legal, accounting, or other professional services. If legal advice or other expert assistance is required, the services of a competent professional person should be sought. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 6

Course & Exam Pricing Six Hours of Water, Moisture Intrusion & Mold (W/MI) is part of our 14-HR MOLD Continuing Education Training for Florida Mold Services. Training is no charge. Download the material. Complete the course. Exam is no charge. EXAM is no charge. A link to the EXAM can be found on the last page of this course. Any questions call 954-614-6860 or email: info@free-mold-training.org Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 7

Exam Questions Exam questions are taken from both the EPA s Mold Remediation in Schools and Commercial Buildings which is required reading as well as from this Water, Moisture Intrusion & Mold (W/MI) course. We recommend the student take the EPA Online Mold Course and EPA Mold Knowledge Test found at before taking the W/MI EXAM: www.epa.gov/mold/moldcourse/index.html Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 8

The Exam There are 60 questions on the EXAM. A passing score is 70%. There is no limit to the number of times the EXAM can be taken. Florida students: When you pass the Exam you will receive CE credit with Mold Services. We provide the Dept your information electronically. Allow 24-48 hours for processing. Students outside of Florida: When you pass the Exam you are eligible for a Certificate of Course completion for $25.00 Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 9

Optional Certification Contractors that pass our 14 hour Mold CE training are eligible for NAERMC (National Association of Environmentally Responsible Mold Contractors) certifications. Cost is $50.00 per year. Our certification logos look great on your web site or business cards! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 10

Optional Certification Certified Green Mold Remediation Contractor logo. Certified Green Indoor Air Quality Specialist logo. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 11

Course Introduction Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 12

Part I: Construction Defects Part I: Water & Moisture Related Construction Defects Case Studies answers the following questions: How and why indoor mold growth results from uncontrolled air flows (moist air) into the home or office due to defects in the AC, AC closet or ducting. Cool indoor air/ surfaces meet with moist outside air causing localized elevated moisture resulting in indoor mold growth. In addition, such uncontrolled air flows reduce a building s energy efficiency. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 13

Part I: Construction Defects Other common causes of indoor mold are water leaks through the roof or walls due to defective workmanship or poor maintenance. Buildings that are properly built and maintained with properly functioning AC systems are self healing and will allow a limited amount of water or moisture intrusion without any mold growth. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 14

Part II: Water Damage & Insurance Claims Part II: Water Damage; Mitigation; and Insurance Claims answers the following questions: Why and where professional dry-out work often fails, resulting in mold. The basics of EPA recommended dry-out procedures vs IICRC S500. How the effectiveness of water damage mitigation can be improved while reducing costs and limiting biocide use. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 15

Course Learning Objectives The reader, upon completion of the course, should be able to: List the common construction defects that cause mold and moisture problems in humid climates/seasons as well as understand how to avoid and/or fix them. Explain the impact of such problems on mold growth, occupant health as well as building energy efficiency. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 16

Course Learning Objectives The reader, upon completion of the course, should be able to: Explain where dry-out contractors often go wrong and as a result of improper practices where there may be hidden mold. Explain how the different categories of water (clean or black water) affect water damage mitigation and mold work as well as how one can minimize the use of chemicals in such work. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 17

Part I WATER/MOISTURE RELATED CONSTRUCTION DEFECTS Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 18

Construction Defects Water & Moisture Related Construction Defects has 6 sections of case studies. 1. HVAC 2. Roof & Ceiling 3. Ducting 4. Drywall & Wall Insulation 5. Exterior 6. Water Damage During Construction Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 19

Controlling Mold Growth What the case studies in each of the six sections have in common is that water and moisture related construction defects result in mold because there is always food (organic building materials) for mold to eat the only variable is water/moisture. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 20

Controlling Mold Growth The key to controlling indoor mold growth is to control indoor moisture and/or humidity. Controlling indoor moisture and humidity not only keeps mold growth down but also improves occupant health by reducing the spread of viruses, bacteria and the growth of dust mites. See next chart. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 21

Humidity and Indoor Illness Indoor humidity in the range of 45% to 55% is ideal for minimizing multiple IEQ problems. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 22

Energy Costs Increased Construction defects that result in mold growth always increase energy costs. When buildings become musty-smelling the general fix is to turn the AC temperature way down. This reduces the mold/ musty odor but dramatically increases energy consumption. Our case studies where the defects increase energy cost have the FPL Reddy Kilowatt guy on display: Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 23

Energy Costs Increased When buildings become moldy and occupants become ill a general fix in addition to lowering the temperature is to use tighter air filters. This reduces the indoor mold spore levels (unless the mold is in the AC and/or ducting) but the tighter filters increase energy consumption as they impede the air flow and make the AC s work harder. Construction defects that result in mold will as well always increase maintenance costs if not properly fixed/ remediated. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 24

Mold Remediation Cost Effective Moisture and Mold Related construction defects reduce occupant health and employee efficiency; result in elevated energy costs; and increase maintenance costs. Properly fixing the cause of the moisture intrusion and then properly remediating the mold with State licensed mold contractors Will always be the best solution to mold related indoor air quality problems in terms of occupant health, building maintenance costs and energy use. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 25

Heating, Ventilation, & AC (HVAC) Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 26

Air Handler & Components Fiberglass lined supply plenum made from duct board connects unit to ducting Air handler Insulated coolant line Drain line Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 27

Air Handler & Components Blower is inside here above coils AC coils are inside down here above drain line. Air returns here under the unit. This area may be open or may be ducted or closed with a return air grill. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 28

AC Coils Dirty AC coils. Dirt, mold, dog hair. All being spread throughout the home. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 29

AC Coils AC coils after removal from unit. Being rinsed of cleaning chemicals after cleaning. But blower, AC lining and supply plenum also need cleaning. Not typically cleaned with standard AC coil cleaning. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 30

Blower Blower removed to be cleaned outside. When AC coils cleaned rarely if ever is the blower cleaned. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 31

Flex Duct Newer homes have silver colored flex duct that is lined with smooth, thin plastic film. Mold and dirt rarely stick to the smooth plastic lining of flex duct. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 32

Fiberglass Lined (Rigid) Ducting While flex duct is smooth lined and (generally) very little dirt sticks to the lining Fiberglass lined, rigid ducting (made from duct board) found in older homes and many new condos has a rough internal lining that captures dirt and dust. Both mold and dirt accumulate on the rough lining of fiberglass ducting. The AC supply plenum (found in both newer and older home) sits atop the air handler and connects the air handler to the ducting is almost always fiberglass lined and collects mold and dirt. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 33

Fiberglass Lined Supply Plenum The AC supply plenum (inside yellow box on right) sits on top of the air handler, goes thru the AC closet ceiling and connects the air handler to the duct work. This supply plenum is almost always fiberglass lined (surface has nooks and crannies like an English muffin). Collects dust. Dust + Moisture from the blower = Mold Growth. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 34

MOLD IN SUPPLY PLENUM AC unit is only 3 years old. The black stuff inside the AC ducting (supply plenum) is mold covered dirt. Supply plenum as well as adjacent duct work contaminated with mold growth due to air leak in return air plenum allowing moist, hot, dirty attic air into the system. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 35

LEAKING AC FILTER COVER New home. AC/Heater located in an unfinished basement with exposed mold-contaminated wood studs and floor joists and wet/ bacteria contaminated floor. Arrow points to filter access panel that was not air tight. High levels of mold & moisture sucked into main house. Save energy by not pulling unconditioned air into home or office. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 36

MISSING AC FILTER COVER Air handler located in an unfinished basement. Yellow arrow points to filter access opening that did not have a cover. Since it was not air tight, it allowed nasty (unconditioned) basement air into the unit. Blue arrow points to directions clearly showing need for cover. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 37

UNSEALED AC CLOSET Dark color on ceiling is mold (yellow arrow upper right). The back of the AC supply plenum where it goes through the ceiling was not sealed. Moldy, moist hot attic air was sucked into the AC closet from the attic above. Moisture condensed on the cool wall surface behind the air handler. Mold growth was a result. Once the mold started growing on the back of the AC closet it contaminated the AC supply plenum above. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 38

WATER DAMAGED RETURN AIR MIXER BOX Mold on exterior of AC return air box located in garage. Condensate line cracked and water leaked inside the box. Much worse mold inside! Use mold resistant materials to build return air boxes. Always install float switches that shut of the unit if there is a condensate line clog. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 39

CLEANING AND SEALING RETURN AIR BOX Sealing AC mixer boxes so they do not pull in hot, humid outside air saves energy After mold-filled air handler was removed cleaning, sealing and encapsulating plenum. Now like new. To avoid all this work make sure there are no air leaks where the air handler connects to the mixer box. We recommend insulated mold resistant duct board such as: Owens Corning (Endura Gold ) or Johns Manville (Mat-Faced Micro- Aire ) or coating lining with Design Polymerics 2545. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 40

Sealing AC closets saves energy OPENING BEHIND AC PLENUM Opening to attic behind AC supply plenum allowing mold spores and moist, hot air to be pulled from attic into building. Sealing AC closets saves energy by not allowing the air handler to pull hot, humid attic air into the house. Sealing AC closets prevents mold and odor problems. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 41

LEAKING AC FILTER SLOT Leaking AC filter slot of air handler (located in a garage or attic) resulting in mold inside air handler. Filter access panels should never be located in the garage or attic or basement only in an air conditioned space. Sealing ACs reduces mold problems and saves energy. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 42

DUCT LEAKS The AC was not properly connected to the ducting, resulting in mold growth on fiberglass duct board. Air handlers in cramped spaces often are not properly sealed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 43

LEAKING AC CLOSET CEILING Hole at the top of AC closet allowing air handler to pull moldy, hot attic air into AC closet. Seal all holes in AC closets. Sealing AC closets saves energy Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 44

PINCHED INSULATION Pinched insulation around AC coolant line. Can result in condensation drips and mold on the ceiling below. Make sure that insulation on AC coolant line and condensate line is properly installed and intact. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 45

DRAIN LINE CLOGGED New building. AC condensate lines improperly located and plugged by dirt. Drain pan over flowed and flooded condo below. Install and locate condensate lines per manufacturer recommendations and local building codes. Note in FLA the line must drain at least 12 from the structure. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 46

LEAKING AIR HANDLER Leaking air handler above office ceiling. Moldy ceiling tile below. Turns out the mold was Stachybotrys (socalled toxic mold.) Employee below sick. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 47

UNSEALED FILTER SLOT Defective air handler located in office ceiling. Filters had to be changed by climbing into ceiling. Duct tape used to partially cover filter slot but left opening (yellow arrow.) Toxic mold sucked into offices below. Poor design. Poor construction. Wastes energy cooling ceiling plenum area. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 48

NO BATH EXHAUST FAN Mold growing on the top of bathroom walls in 1 year old $1M house. No AC supply vent in bathroom. As a result, mold and moisture problems. (Kids never turn on exhaust fans.) Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 49

Summary: HVAC Systems When air leaks involving the HVAC system impact nonconditioned spaces such as ceiling plenums, unfinished basements, attics, or wall cavities, such defects can result in significant energy wastage and result in mold problems. The leaks may be cold air being released (supplied) from the AC unit or ducting that mixes with non-conditioned (moist) outside air causing condensation. Or the leaks may be on the return side where the unit is sucking moist, dirty non-conditioned air into the AC and ducting. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 50

Summary: HVAC Systems In either case, cold supply air mixing with moist (hot) outside air or moist outside (non-conditioned) air being pulled into the cold return air flow Mold & Odor will result. Energy will be wasted. Mold & odor will always return after mold remediation if the defect causing the mold and odor is not fixed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 51

Summary: HVAC Systems An AC contractor will rarely if ever identify or fix such problems. Their job is to sell and install new AC s. Only a mold assessor or remediator trained in AC related construction defects will be able to reliably and consistantly identify such defects (origin of mold). Florida Mold Law defines an Initial Mold Assessment as not only identifying the type and location and extent of mold but also the origin of the mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 52

Review Questions 1. Leaking AC supply ducting is bad because (one or more): a) It wastes energy. b) The cold air leaking out can create a cool condensing surface where elevated moisture on that surface supports microbial growth. c) Cooling attic space or ceiling plenums makes workers more comfortable. 2. Leaks in AC return air ducting or plenums are bad because (one or more.) a) Such leaks if they allow non conditioned air into the system can cause mold contamination of the HVAC and/or ducting. b) Such leaks if they allow non conditioned air into the system result in energy loss as you are cooling (or heating) space that should be non-conditioned. c) Such leaks cannot be avoided. 3. Mold resistant fiberglass duct board a) Has a very small premium and should always be used to build supply and return air plenums in humid climates. b) Is too expensive to use. Better to put special UV lights in the plenums that waste energy and don t reduce mold. c) An alternative to mold resistant fiberglass duct board is to coat the fiberglass lining with DP2545 (www.designpoly.com) Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 53

Answers 1: a,b 2: a,b 3: a,c Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 54

Roof & Ceiling Defects that Cause Hidden Mold Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 55

ROOF NOT DRIED IN Arrows point to openings in the roof that was not yet dried in. Underneath is insulated flex duct. Flex duct is not allowed to get wet. If it does it needs to be discarded. This picture illustrates a problem with construction sequencing. In this case they did not seal roof penetrations before insulated ductwork was installed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 56

POOR QUALITY MATERIALS Construction of the building not complete, yet this seam is rusting and will leak and result in mold below. Poor quality materials not suitable for salt air. Most likely contractor substituted inferior product for what was specified (and paid for) by owner. Future mold remediation on floor below must identify this problem and make sure it is fixed so mold does not return. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 57

ROOF PENETRATIONS SEALED Protected roof penetrations during construction. Nice work. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 58

ROOF LEAKS DURING CONSTRUCTION As seen on previous slide, covering roof penetrations during construction is good. But if someone removes the covers (blue arrow) to insert pipes, a great deal of water can enter the building during a rain through non-covered penetrations (yellow arrows.) Penetrations must be resealed quickly after pipes installed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 59

PROTECT ROOF PENETRATIONS DURING CONSTRUCTION Non-protected roof penetration during construction. These penetrations at roof level can cause huge amounts of water damage below. When these are not protected during contruction there may be major mold problems inside of walls with no apparent cause after home owner later moves in! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 60

SEAL DRYWALL AROUND RECESSED LIGHTS Drywall around recessed lights not caulked. Moist, hot attic air leaking in during the summer months causing condensation around lights and resultant mold (see lower right pix). Seal around recessed lights to eliminate mold and odor problems from attic air entering homes and offices. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 61

SEAL DRYWALL AROUND REGISTERS Same problems with HVAC registers set in ceilings. Mold growing on ceiling around register. The drywall is often over cut and not sealed (yellow arrow). Moist, hot attic air enters the house. Mold results. Seal drywall around HVAC cans. Stop mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 62

BAD ROOF SEALS Bad roof seal. Building not yet occupied. Poor quality construction. Roof will leak resulting in mold below. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 63

MISSING SCREWS ON HATCH COVERS Brand new building. Leaking roof. Missing screws. Not caulked or sealed. Roof will leak resulting in mold below. Remediating mold below without fixing leak is not a good option. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 64

WET DUCTING DURING CONSTRUCTION Mold on fiberglass in AC supply plenum in brand new school. Ducting installed before roof was dried in. Ducting got wet. Construction sequencing needs improvement. Neither drywall nor AC ducting should be installed until the roof is dried in. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 65

CONCLUSIONS: ROOF & CEILING Construction sequencing that makes sense should be followed. Do not install water sensitive materials such as drywall and AC ducting before they can be protected from rain. Mold resistant drywall and mold resistant AC fiberglass ducting can help but are no substitute for keeping a building dry. Seal openings in ceilings around recessed lights and HVAC registers to reduce mold and moisture problems and save energy by reducing air leaks. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 66

CONCLUSIONS: ROOF & CEILING Florida Mold Law defines an Initial Mold Assessment as not only identifying the type and location and extent of mold but also the origin of the mold. Mold remediators and/or assessors MUST identify the cause or origin of the mold which is the leak and not focus only on the mold remediation because if the origin of the mold is not fixed, the mold will always return. Identifying the original source of hidden mold in walls or ceilings when the cause was roof leaks or floods during construction may not be possible. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 67

Review Questions 1. During the construction of a commercial or multi-story residential building A. Sequencing should take care that drywall and insulated AC ducting are not installed before roof penetrations are all properly sealed. B. Roof penetrations during construction should be kept sealed. C. Mold may result due to defective construction but there may no longer be an obvious or detectable cause or origin as this was long ago fixed. Yet the mold remains. 2. During summer months when a residential attic heats up and the air inside expands a) Hot, humid, smelly attic air can enter the occupied space through openings in the ceiling around improperly sealed AC registers and recessed lights. b) The moist air entering the cool building often condenses around the lights and registers resulting in mold growth. c) Always seal around recessed lights and AC registers. d) All of the above. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 68

Answers 1: A, B, C 2: D Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 69

AC Ducting: Leaks & Sweating Cause Mold Problems Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 70

SEAL AROUND AC SUPPLY CANS AC supply contaminated with mold (inside blue box.) Yellow box on left outlines small opening in ceiling through which moist attic air flowed and then condensed on the cool fiberglass lining. As result mold. Make sure that any openings around AC return and supply cans are caulked Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 71

SEAL RETURN AIR PLENUMS No one knew there was a problem with the AC return air plenum. But then there was a small toilet leak from the unit above and the ceiling space became contaminated with mold and bacteria. Because the AC return air plenum was not well sealed, contaminated (sewage) air was pulled into the HVAC system. Sick occupants. AC plenums need to be properly sealed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 72

SEAL BATH EXHAUST Bathroom exhaust fan not properly attached. Moist bathroom air is now being exhausted into the ceiling plenum. This will cause mold problems as the moist air will come in contact with the top of the cool (air conditioned) ceiling drywall. Leaks like this that pressurize the ceiling plenum force nonconditioned air into the residence wasting energy as well as causing mold and odors. You can only find such problems with destructive inspection. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 73

SEAL DRYER EXHAUST Exhaust line (dryer) open because it was not properly strapped to the ceiling. When wet dryer air is exhausted into the ceiling plenum you get mega mold problems. The mold grows quickly. Then because the ceiling cavity is pressurized, the mold is pushed into the home. You can only find such problems with destructive inspection. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 74

SEAL DUCTING CONNECTIUONS WITH MASTIC The HVAC contractor squished this duct to get it to fit. Sometimes you just have to do this but not to this extent. No way the opening in the fiberglass duct board is a perfect fit. Now there is opening at yellow arrow. Use mastic to seal. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 75

DO NOT RESTRICT AIR FLOW Return air duct sealed with mastic, but too squished. This duct does not meet design parameters for air flow. If you restrict the return air flow the supply air will be over-chilled and can cause duct sweating and mold and/or the AC coils can freeze. In addition, the AC efficiency is reduced wasting energy. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 76

ALWAYS DUCT SUPPLY AND RETURN AIR In many northern and mid west homes and some older Florida homes, the return air is ducted thru the channels between wooden wall studs and drywall. This metal box above sits on the top of the return air shaft composed of the air space between wall studs. The grill attaches to the metal box. This is not a good practice because the wall cavities are not at all sealed wasting energy and causing mold and microbial and insect problems. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 77

ALWAYS DUCT SUPPLY AND RETURN AIR This picture is the inside of the wall, below the opening for return air shown in the prior pix. Using a wall cavity for return air is a horrible practice. The wood used for the studs is stored outside prior to construction and has mold on it. The channel is never air tight (yellow arrow shows opening.) There are always insects living inside that can cause allergenic reactions to occupants. Huge air leakage. Horrible waste of energy! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 78

ALWAYS DUCT SUPPLY AND RETURN AIR Just like builders in some areas use wall cavities for ducts, they used floor joists for ducts here. The wood joists always have mold on them. The ducts always leak. Many, many sick occupants in such homes. In this picture the basement is unfinished and there is mold everywhere on the exposed lumber. Mold is being pulled into the house above thru openings in the return air ducting. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 79

PROTECT DUCTING FROM CONSTRUC TION DUSTS AC supply nicely protected from dusts during construction or remediation. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 80

MAKE SURE THERE IS ADEQUATE RETURN AIR FLOW In high rise construction, there is very often insufficient room for return air ducting. This leads to massive inefficiencies in cooling and heating. If the air flow is impeded, AC s will freeze over and result in water leaks and mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 81

SLOPPY WORK No amount of mastic will fix this problem. The return air box will have to be replaced. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 82

OPEN DRYER LINE RESULTING IN HIDDEN MOLD A fire sprinkler pipe repair damaged dryer exhaust duct. Massive mold problems when wet dryer exhaust is pumped into ceiling plenums. You can only find such problems with destructive inspection. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 83

INSULATE RETURN AIR BOXES Sealing AC plenums saves energy Return air box, under an air handler inside a $1M house. Not insulated. Not sealed. The yellow arrow points to openings around the edge of the box that connect to wall cavities. Wall cavities connect to the attic space. Not hygienic. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 84

DO NOT USE FABRIC LINED DUCTING To reduce noise, architect specified internally lined ducting for the first 6 feet of the outside air ducting. But that is a poor choice as the ducting will get dirty and moist and then grow mold and bacteria because the outside air was not filtered or dried. Once soiled, the lining cannot be cleaned. To fix you will have to cut open the soffit and replace with new. Never use fabric lined duct with outside air. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 85

RESTRICTOING RETURN AIR RESULTS IN SWEATING Stacked return air ducting terminating into AC closet. The supply air plenum is partially blocking the top duct (arrow). AC efficiency will suffer. AC coils may freeze over due to limited return air flow and as a result there will be mold growth. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 86

SEAL JOINTS PROPERLY TO AVOID CRACKING Nice job sealing joints. Mastic should be applied at a thickness as recommended by the manufacturer (not too thin.) And should only cover the joints and not the entire pipe to save money and time and reduce VOC levels. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 87

SEAL JOINTS PROPERLY TO AVOID CRACKING Contrast this picture. Mastic applied as a thin coat over the entire pipe. Joint is already opening. As a result this exhaust line leaks and can cause mold growth as a result of elevated moisture. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 88

AVOID FABRIC LINED DUCTING Beautiful job of installing the return air ducting. But the air filter is on the air handler inside the AC closet. Not on the return air grill. This means that the fabric duct lining will get dirty. The duct is fabric lined for sound attenuation purposes. Far better to use smooth lining and put a good quality pleated air filter in the return air grill for noise attenuation. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 89

SEAL PLENUMS Return air plenum. Open to the ceiling space. What a waste of energy pulling non-conditioned air from the ceiling space above the residence or office. Will result in dirt and mold inside the ducting and AC unit. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 90

DO NOT BLOCK RETURN AIR FLOW Return air flow almost completely blocked. This will result in super-cooling of supply air and duct sweating leading to mold. It is also very energy inefficient as the home owner or office occupant will be hot and they will turn the AC to 68. This will lead to further duct sweating and mold and possible AC coil freeze and mold from flood including mold and floor of units below. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 91

DO NOT CRIMP DUCTING Supply duct is crimped. Too tight a bend. This will result in excessive energy use as the occupant will attempt to compensate by lowering the temperature. And can result in duct sweating and mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 92

FLA Mechanical Building Code Draft 603.8 Cavities of the building structure. Building cavities which will be used as return air plenums shall be lined with a continuous air barrier made of durable nonporous materials. All penetrations of the air barrier shall be sealed with a suitable long-life mastic material. 603.9 Mechanical closets. The interior surfaces of mechanical closets shall be sheathed with a continuous air barrier as specified in Section 603.9.1 and shall be sealed with approved closure systems as specified in Section 603.9.2. All joints shall be sealed between air barrier segments and between the air barriers of walls and those of the ceiling, floor and door framing. All penetrations of the air barrier including, but not limited to, those by air ducts, plenums, pipes, service lines, refrigerant lines, electrical wiring and condensate drain lines shall be sealed to the air barrier and approved closure systems. Exception: Air passageways into the closet from conditioned space that are specifically designed for return air flow. Through-wall, through-floor and through-ceiling air passageways into the closet shall be framed and sealed to form an airtight passageway using approved air duct materials and approved closure systems. Duct penetrations through any part of the ceiling, walls or floor of a mechanical closet shall have sufficient space between surrounding ceiling, walls or floor and any duct or plenum penetration to allow for sealing of the penetration and inspection of the seal. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 93

Review Questions 1. Eliminating return air ducting is a great money saver. a) No. In the long run you have inferior air circulation and this drives up energy costs. b) Right. And there is less to go wrong with the simpler ductwork that has no return air ducting. 2. AC return air plenums that are open to the ceiling plenum are generally a good building practice. a) No. This increases energy costs as you are cooling what should be a nonconditioned space. b) No. How on earth are you going to clean the AC ducting if the ducting is an unlined ceiling plenum? c) No. Often there is nasty/ mold exposed wood in the plenums compared to lined AC ducting. d) All of the above. 3. Leaks in the AC supply ducting are no big deal because on the supply side you are never sucking in non-conditioned air. a) Wrong. Cool escaping air can cause condensation problems and mold growth. b) Wrong. Escaping air can pressurize wall cavities or plenums and push smells and possibly microbial contaminants into the living space. c) Wrong. This wastes energy. d) All of the above. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 94

Review Answers 1. (Trick question depends on the home or office architecture. Could be either A or B.) 2d; 3d Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 95

Drywall & Wall Insulation Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 96

OLD WALL INSULATION STANDARDS Paper faced fiberglass insulation in exterior wall under window leak. Window not properly caulked. The fiberglass wall insulation holds moisture and significantly elevates the extent of moisture and mold problems. Blown in cellulose insulation is even worse because mold eats wet cellulose. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 97

OLD WALL INSULATION STANDARDS Crack in exterior stucco wall with OSB backing. Fiberglass insulation holds the moisture. Several years later the OSB backing has completely dissolved. Look for such problems in older stucco buildings. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 98

OLD WALL INSULATION STANDARDS Old fashioned blown in cellulose insulation. Traps moisture and mold. When remediating best to remove and replace blown in cellulose insulation with FiFoil (www.fifoil.com) Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 99

REPLACE EXTERIOR WALL INSULATION WITH FIFOIL FiFoil brand insulation that is present in all FLA new construction. Foil on the back and wax paper on the front. Keeps moisture from being transferred from furring strips to drywall. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 100

VENTILATE DURING CONSTRUCTION At least in South Florida you can leave drywall for years outside in a non-air conditioned, covered, well ventilated space and there will never be any mold growth. However if there is a water leak, even a small amount, in a closed up building you get a steam-room like syndrome and mold as shown above will grow on wood & drywall. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 101

HANG DRYWALL OFF THE FLOOR Yellow arrow indicates floor. Infrared pix (dark half circles) of water wicking up drywall because drywall was not hung with a gap at the floor. 80% of all water damage to drywall could be avoided if drywall were hung off of the floor ¼ to ½ inch as recommended by the Gypsum Industry Association. All structures leak. The key is to limit water intrusion while at the same time making sure the building is self healing. Air conditioned buildings generally dry out quickly so long as the drywall is not touching wet concrete slab. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 102

HIDDEN MOLD BEHIND VANITIES Mold found under bathroom cabinets prior to C.O. No design problems here. Simply too much water in the building during construction. Dryout floods quickly. If cabinets get wet they much be dried out quickly or replaced. Mold problems like this from water damage during construction are often found only years later when the occupants get sick. Impossible to determine the origin. Water source is long gone of course. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 103

DRYWALL & INSULATION Visible mold on a closet ceiling from a roof leak. Quite often a roof leak will water stain the ceiling but not cause heavy mold. When you see something like this most likely there is blown insulation in the attic holding the moisture so it stays wet for long periods of time. Mold remediation/ rebuild quotes should include new insulation along with new drywall. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 104

MOLD RESISTANT DRYWALL Example of mold resistant drywall. Mold resistant drywall can protect against mold growth from floods that are quickly dried up. Does not protect against mold growth if there is a long term leaking pipe in a wall. For tile backer, use paperfree (cellulose-free) cement based products. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 105

DRYWALL & INSULATION Mold growing on next generation mold resistant drywall left in the author s yard for a few months. Mold started after a few weeks. Mold resistant does not mean mold proof. Regular drywall would be completely covered with mold in a few weeks. Mold growing in new cabinets from high levels of moisture during construction. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 106

MOLD RESISTANT DRYWALL Paper faced mold resistant drywall used in bathroom area. An excellent idea. Not for use as tile backer board in showers. Best to use cement board behind tile in showers. Mold remediators may wish to consider installing mold resistant drywall in many locations when rebuilding including behind kitchen cabinets, and under windows. Mold growing in new cabinets from high levels of moisture during construction. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 107

CEMENT BOARD BEST Heavy black toxic (Stachybotrys) mold growing on so called mold resistant Hardibacker. Hardibacker is paper faced with a cement core. Mold loves it. Use only paperless cement products such as Durock or PermaBase in shower areas. Lower right shows drain pipe that was improperly installed so the pan liner would not drain. Pan liner filled with water. HardiBacker was improperly hung touching bottom inside of shower pan liner. MOLD. Mold growing in new cabinets from high levels of moisture during construction. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 108

WET INSULATION DOES NOT EASILY DRY Insulation inside of wet walls does not dry without resulting in mold growth in the wall. Wet, insulated walls must be cut open to dry mold free. Rarely will a dry out contractor properly dry out insulated walls. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 109

CUT OPEN WALLS TO DRY INSULATION Insulation inside of wet wall does not dry without resulting in mold growth in the wall. We say this twice because it is very important. Cut open walls to dry. Note that wet fiberglass soundproofing insulation as shown when dry will be as good as new. Does not have to be replaced. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 110

DRYWALL & INSULATION All exterior walls leak to some degree. Most buildings (including wet South Florida), even very high end high rise buildings, are built without a water proof membrane on the exterior. Exteriors will leak even with a waterproof sealant on them. The key is to build the structure so that it is resilient. 80% of the mold problems with interior drywall hung on building exterior walls could be avoided if the drywall were hung ¼ to ½ off the floor as recommended by the Gypsum Association. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 111

DRYWALL & INSULATION All exterior walls leak to some degree. Older homes will often have seepage problems on the ground floor. A mold assessment for such issues must involve removing or peeking behind baseboard. If drywall is hung off of the floor there will often be no drywall damage only baseboard damage or staining. So making this determination can be key to a successful remediation bid. Upon rebuild always hang drywall a bit off of the floor as per Gypsum Industry Association recommendations. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 112

DRYWALL & INSULATION Non absorbent foil backed (FiFoil brand) insulation for exterior walls dramatically helps cut down mold and moisture problems due to moisture seepage thru exterior walls. Why? Because FiFoil insulation is non-absorbent and keeps moisture that is always present in the wood furring strips from being transferred to the drywall. After remediation, always rebuild with FiFoil insulation for exterior concrete block walls. Rebuild with mold and moisture resistant drywall after mold remediation. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 113

Review Questions 1. If you use mold resistant drywall you never need to worry about mold problems. a) No. Mold resistant paper faced drywall will grow mold if wet long enough. It is not mold proof. b) No. If walls get wet and then you install cabinets, the cabinet backs can get moldy. c) Both a & b. 2. You should always leave cellulose wall insulation in place because it is made from recycled material and is good for the environment. a) When walls are cut open for mold remediation you should replace cellulose insulation with FiFoil that meets current FL Building Code. b) Right. Best to stay with recycled products. 3. Because fiberglass wall insulation does not lose its R value if it gets wet you never have to open wet insulated walls. a) On the contrary, such walls may never dry unless they are cut open during the drying process. b) That s right. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 114

Answers 1c 2a 3a Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 115

Exterior Penetrations Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 116

SEAL EXTERIOR PENETRATIONS Penetrations likes these thru exterior walls result in much more than just a little seepage. Results in mold. Mold remediation is about finding and fixing such problems and not only removing resultant mold. Florida Mold Law defines a mold assessment to include determining the Origin of the problem. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 117

VENTS NEED COVERS Vents like these will allow water inside the building as a result of driving rains. Best to cover these with hoods (they call them eyebrows). Mold inside as a result of water intrusion. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 118

SEAL WINDOW SCREW HOLES Seal all screw holes in exterior that can result in water entering building. Mold remediation is not only about remediating the drywall below this window leak but determining the origin of the mold and making sure the defect is fixed. See FLA Mold Law about definition of Mold Assessment. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 119

SALT WATER DETERIORATES WINDOW SEALS Window in 3 year old building. Seals deteriorated and water entering building. Mold inside. The window seal is not compatible with salty ocean air. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 120

BAD SEALS More of the same. Mold growing in (3 years) new $1M private cabana on South Beach. Obviously the window seal material was not appropriate for the salt air. As a result heavy mold inside under window. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 121

SEAL OPENINGS Whoops. An extra hole but no pipe. As a result mold inside unit behind this opening. Patch hole. Don t leave any openings in slab or building exterior. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 122

FLASH HIGH END PATIOS Removing stucco to add metal flashing to keep driving rain from entering these multi-million dollar beach front condos. Minimize seepage thru exterior skin. And just as important make sure that drywall is hung off of the slab on the inside. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 123

SEAL WALL OPENINGS Whoops. Seal this opening. You don t want moist outside air entering the ceiling soffit. Air conditioned spaces have cold walls and ceilings. Allowing moist outside air into ceiling space will cause condensation and mold inside this soffit. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 124

SLOPE PATIOS OUT Patio is not properly sloped outward. Skim coat to fix. Make sure new drywall is not hung to the floor on the inside of exterior walls. Just remediating resultant mold inside is not enough. Understand the cause and make sure it is fixed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 125

COVER VENTS WITH EYEBROWS No way this louvered vent cover will keep out driving rain. Bottom left is picture after retrofit with eyebrow. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 126

STUCCO PROBLEMS Applying stucco to exterior of final floors on high rise building. The buck hoist at this point had been removed. Contractor has to bring stucco in, one wheel barrow at a time, in the elevator. How thick do you think that stucco is being applied? How about as thick as paint! Building code requires 5/8. As a result moisture will enter the building causing mold. The only fix is mold resistant drywall inside and hanging drywall off of the floor. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 127

STUCCO PROBLEMS We placed a straight edge (piece of steel) on this exterior wall. Found that the center was bowed in. Does not meet code. Stucco will crack allowing moisture inside. Rebuild inside after mold remediation should be with mold resistant drywall as the condo association may never properly fix stucco crack. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 128

STUCCO PROBLEMS Vinyl stucco corner bead makes nice square edges. But care must be taken to make sure stucco is pressed into the openings or you will get cracking. Stucco cannot span any spaces. It is typically 400 to 700 psi. That s not very strong. As a result these corners will crack and water will enter. Rebuilding after remediation with mold resistant drywall in the inside is the only cure. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 129

STUCCO PROBLEMS Almost no stucco material has been pushed thru the corner bead on the other side. This will cause cracking and water intrusion. After mold remediation inside, rebuild with mold resistant drywall. This exterior problem will never be fixed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 130

STUCCO PROBLEMS They forgot to remove all of the protective tape used to protect these hurricane windows from scratches. What is the chance that the stucco will crack here? 100%. The only solution is to rebuild inside with mold resistant drywall after remediation. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 131

STUCCO PROBLEMS Stucco has been pushed thru from the other side lower (yellow) arrow. Nice work. But the new layer of stucco at the upper (blue) arrow is being applied with an air space under it. This will crack. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 132

STUCCO PROBLEMS Stucco being applied on top of aluminum window casing. The stucco should never be applied over the aluminum. This will crack. After mold remediation rebuild with mold resistant drywall. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 133

STUCCO PROBLEMS Bottom of wall with stucco removed so flashing could be added. Take a careful look at the stucco. Stucco not only goes all the way into the interior of the corner bead but it stops at the edge of the window. Stucco is not applied over the aluminum window frame. A little channel has been left for the caulking. Nice work. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 134

STUCCO FIBERS Upper piece of stucco has no fiberglass reinforcements. Maybe they forgot to add it. Or maybe it was not mixed well. Arrow points to proper stucco mix with reinforcement fibers clearly visible. I was able to break the upper piece easily with my hand! Mold remediators love such shoddy work as it results in moisture intrusion. Keeps us busy. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 135

DEFECTS UNDER SLIDERS Indents in concrete around hurricane windows and doors. Installers should then be using longer screws to meet code. They never are! As a result the windows / doors shift and leak. Caulking will crack causing mold and water damage inside. Re-caulk with more flexible caulking after the remediation and rebuild. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 136

EXTERIOR All exterior walls leak at least a little. Small and not so small defects are everywhere. Seal all visible openings to limit water intrusion. The key is to properly build /rebuild after remediation so the structure is now resilient. 80% of the mold problems with drywall on building exterior walls could be avoided if the drywall were hung ¼ to ½ off the floor. Non absorbent foil backed insulation for exterior walls dramatically helps cut down mold and moisture problems due to seepage thru exterior walls. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 137

EXTERIOR Again all buildings leak. Sometimes it is not possible to completely fix such water / moisture intrusion. Use mold and moisture resistant drywall after remediation to keep the problem from returning. Again, hang the drywall off of the floor as per Gypsum Industry Association recommendations. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 138

Review Questions 1. All buildings leak. a) No. Not if they are painted with elastomeric sealant. b) That s right. No matter how one tries there are always leaks for example when stucco around a window cracks a bit. Therefore hang the drywall off of the floor so it does not wick up moisture. 2. As a high rise is built, the construction quality improves as you go up since the workers are more experienced on the project. a) Not always. Often the buck hoist is taken down before all the stucco is applied to the exterior and the stucco contractors skimp on the stucco as they have to take the stucco up the elevator one wheel barrow at a time. b) That s right! 3. Stucco is usually finished properly around windows. a) No. There are many, many places to go wrong unless the work is carefully inspected. b) The stucco finish around the windows is not so important as you can always use a little more caulking. c) Even if stucco appears to be applied properly it may not be mixed properly and may not have the needed strength to withstand the elements. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 139

Review Answers 1b 2a 3a,c Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 140

Water Damage During Construction Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 141

WET DUCTING Wet AC duct board (insulation). Discard. There is no such thing as clean water that runs across a floor and leaks thru a ceiling onto duct work. That water may have started out clean but by the time it wet the ductwork it was gray water. Discard wet AC duct board. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 142

DRYING BEHIND CABINETS When cabinets get wet you will have to either open the wall behind; pump air into the wall space behind if you cannot open wall; or remove cabinets. Pictures shows air being pumping into walls behind cabinets to dry wall without removing cabinets. Generally this is not done properly and as a result there is mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 143

AVOIDING WATER DAMAGE The builder has used newer technology cabinets that are placed off of the floor on metal legs (blue arrow). These are great. Dramatically reduces water damage to cabinets. Not great for mold remediation contractors. Neither is the tile baseboards that keep the water from damaging the drywall. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 144

AVODING WATER DAMAGE Main picture shows base board made from marble under bath cabinets. When there is tile or marble baseboard at the wall bottoms under the bathroom cabinets, the bathroom is far more resistant to water damage than if this tile/ marble is left off (bottom lower right.) When replacing cabinets after remediation we recommend tile baseboard and elevated bathroom cabinets. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 145

OPEN WALLS TO QUICKLY DRY Floods mean cutting the bottom of walls. The sooner the better to allow cavities to dry. Metal track inside walls holds water. Wet vac the metal track. Dryout contractors almost never dry out flooded walls before mold starts to grow if there is insulation in the walls. Often best to skip the dryout step and simply have a mold remediator remove and discard the wet drywall and insulation. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 146

RUST MEANS LONG TERM WATER DAMAGE Rusted metal track means there was a lot of water. But there is no mold on drywall because drywall is hung off of the floor. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 147

PUMP AIR INTO WALLS TO DRY OUT BEFORE MOLD Drying out walls can be pretty easy in many cases. Pump air into wall cavities by hooking up a home made tubing solution to axial fan or leaf blower. Mold assessor should make small openings in walls after dry-out to check for mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 148

WATER STAINED DOOR CASINGS Water stain. Evidence of earlier flood. Do mold contractors typically replace the wood? Rarely unless it loses its structural integrity. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 149

WATER DAMAGE If floods and leaks are dried up fast there will be no mold in walls but walls with fiberglass insulation in them rarely can be dried out before mold will start to grow. Best to cut away wet drywall in that case rather than attempt to dry in place. There are many tricks and techniques for handling floods. See our free online course: Water in Buildings: Chemical-Free Clean Up & Restoration for Builders & Facility Managers available at www.green-buildings.org Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 150

WATER DAMAGE If floods and leaks during building construction result in hidden mold in walls and ceilings, it will not be possible to easily pinpoint this as the cause the mold. When you rule out all other causes, then you can probably correctly conclude that the hidden mold has been there from initial construction. Such problems with hidden mold are not as uncommon as one might think! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 151

Review Questions 1. Once the walls behind kitchen cabinets become wet (especially if the walls are insulated) the cabinets have to be removed and the walls cut open to permit drying. a) If you catch the problem early before mold has a chance to grow you can force dry air into the cavities and dry the walls without removing the cabinets. b) You need to monitor drying. c) Builders usually have the ability to do such work without the assistance of an outside mold consultant. 2. When the wood framing around an interior door gets wet and shows some mold growth or discoloration at the bottom, the wood material should always be removed and replaced with new. a) This is rarely done unless the wood is physically rotted. b) A little mold trapped behind wood door casing (around an interior wall) will never be detected in the air and will not continue to grow unless it gets wet again. c) If a small amount of mold is trapped behind wood and stays dry it will not be a health problem. d) All of the above. 3. The best way to dry out a flooded building is to call in water restoration contractors. a) No. Usually the fastest and cheapest way to dry out the building is to remove and discard the carpet and pad and have a mold remediation contractor remove the wet drywall before it becomes moldy. b) Dry out contractors should be called in to save the 20 year old carpet and pad and dry out the walls. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 152

Answers 1. a,b 2. d 3. a Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 153

Part I Review Questions Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 154

REVIEW QUESTIONS 1. Which of the following is not a typical construction defect that can result in mold and microbial problems & energy wastage. Pick one correct answer a. HVAC installation defects reduce a building s energy efficiency because there are openings in AC closets or return air ducting/ plenums. b. Roof penetrations during construction that allow water into buildings resulting in hidden mold. c. Penetrations thru exterior walls. d. Drywall hung to the floor so that moisture in the concrete can wick up into the drywall and cause mold. e. All are problems that can result in mold and/or reduce energy efficiency. 2. What can be said about HVAC installation? Pick all the correct answers a. Never is a problem. The problem with AC is always with the design. b. If an HVAC return air plenum is open to the ceiling.. energy is wasted and it is never possible to clean. c. If there are leaks in the AC supply plenum, cold air can cause condensation on drywall and result in mold Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 155

REVIEW QUESTIONS 3. What can be said about roof construction that causes hidden mold to be found years later when owners get sick. Pick one correct answer a. Openings in roofs by trades during construction should be monitored and quickly sealed up. b. Construction sequencing that makes sense should be followed. Do not install water sensitive materials such as drywall and AC ducting before they can be protected from rain. c. Commercial roofs should be inspected every day during construction for openings. d. All of the above. 4. Choose the correct answer about AC ducting defects during construction that years later result in hidden mold Pick one correct answer a. Pressure testing AC ducting to make sure leaks are under control is not recommended because ducts rarely leak. b. AC ducting leaks on the supply side waste energy and can cause mold from condensation. c. AC ducting leaks on the return side can suck non-conditioned air wasting energy; and suck mold contaminated air from hidden cavities resulting in poor IEQ. d. B&C Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 156

REVIEW QUESTIONS 5. Which of the following is not true about drywall and wall insulation installation? a) Drywall should be hung off of the floor. b) If a marble or tile floor is installed, the drywall should be hung off the floor with sufficient gap that is does not get wet when the floor is installed. c) Wall insulation that gets wet must always be discarded. d) All are true. 6. Pick the one best answer with regard to building exteriors. Pick one correct answer a) Cellulose exterior wall insulation made from recycled newspapers is a good idea because it is environmentally sound. b) Non absorbent foil backed insulation for exterior walls dramatically helps cut down mold and moisture problems as there is always at least some seepage thru exterior walls. c) Exterior walls and windows generally do not leak. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 157

ANSWERS 1. e 2. b, c 3. d 4. d 5. c 6. b Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 158

Part II: Water, Moisture Intrusion & Mold Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 1

Part II Learning Objectives You will learn: Why professional dry-out work often fails, resulting in mold. The basics of EPA recommended dry-out procedures vs IICRC S500. How the effectiveness of water damage mitigation can be improved while reducing costs and limiting biocide use. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 2

Part II Learning Objectives You will learn: How a water damage insurance claim works. Water damage and mold caps; how much insurance money is available to pay for mold work. Dry-out basics. When (if ever) should it take more than 3 days to dry-out a (clean water) flood. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 3

Limitations Mold contractors are often asked to inspect or oversee dry-out work. We recommend that mold contractors get certified by IICRC (www.iicrc.org) on water damage mitigation. Industry certification will help protect against lawsuits that can occur even if or when work is perfectly done. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 4

Limitations This course covers some essentials of IICRC S-500 (Standard and Reference for Professional Water Damage Mitigation) but is not meant to replace IICRC dry-out training and certification. Without such training, mold contractors will have a limited practical understanding of building dry-out. At a minimum it is recommended (not required) that the reader purchase S-500 and read the first 87 pages. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 5

Recommended Reading Read the first 87 pages of IICRC S500 3 rd Edition. Order at: www.iicrc.org Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 6

Required Reading Required Reading. Read the EPA guide on mold remediation and water damage mitigation. Download at no charge: http://www.epa.gov/mold/mold_reme diation.html Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 7

Part II Outline/ Agenda Part II has 4 sections: 1: Conflicts of Interest 2: Highlights of EPA & S500 3: Water Damage Claim Basics 4: Dry-Out Basics Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 8

Part II Outline: Section 1 When a water restoration contractor is called out to assess a water loss there is a potential conflict of interest. Water restoration con- Mold on furniture tractors want to do dry out work whether their services are needed or not. whether they can do a good job or not. In Section 1 we provide a check list that the water restoration contractor should complete before doing work. This should help keep them on the straight and narrow. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 9

Course Outline: Section 2 In Section 2 we review highlights of the EPA and the IICRC S500 guidelines for water restoration. The focus is on understanding when one or the other set of recommendations would be the most appropriate. Or if there is pre-existing mold when neither would be appropriate. Pre-existing defect in AC ducting insulation that led to contaminated ductwork. Contamination got much worse after flood. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 10

Course Outline: Section 3 Water Damage Claim Basics What type of leaks are covered? Dehumidifiers can be invaluable for drying out water damaged materials but often times opening a window will work as well or better. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 11

Course Outline: Section 4 Dry Out Basics Equipment used. Clean; Gray; & Black Water definitions Avoiding mold problems. Outside air vs dehumidifiers. Mold behind kitchen cabinets from leak in exterior wall. Minimizing chemical use. Environmentally sound dry-out. Think GREEN. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 12

Section #1: Dry Out Conflicts of Interest Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 13

Objectives: Section 1 When a water restoration contractor is sent out to assess a water loss there is a potential conflict of interest. Water restoration contractors generally want to do dry-out work whether his services are needed or not or whether he can do a good job or not. Upon conclusion of Section 1 you should be familiar with the 10 items on the water loss preliminary check list designed to help keep the dry-out contractor on the straight and narrow. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 14

Long Term Leak Mold Behind Cabinet Pipe in wall behind cabinet leaking for years. Plumber opened wall to replace leaking pipe. Wall is full of mold. Adjuster called in dry-out crew. 6 days of dehumidifiers and blowers blowing mold everywhere. Occupants got sick. Cabinet, wall and adjacent carpet needed to be replaced with new anyway. Should have called a mold remediation contractor. Not dry out contractor. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 15

Question What was the purpose of the dry-out work in the previous slide? a) To increase the cost of mold remediation since the mold has now spread throughout the house by air currents from the drying equipment. b) To make money for the dry out contractor. c) To make money for the chemical company used to produce the chemicals sprayed on the adjacent 15 years old wet carpet to keep it from smelling. d) No purpose. The wet materials should have been removed by a mold remediation contractor first rather than have the moldy material dried and then the mold contractor called in for removal. e) All of the above. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 16

Answer What was the purpose of the dry out work in the previous slide? All of the above. Not only was the dry-out work a waste of money but the dry out work was inappropriate according to both EPA guidelines and IICRC S500 industry guidelines because there was existing mold growth and blowers spread mold throughout the house. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 17

Long Term Leak Mold Behind Toilet Pipe in wall behind toilet leaking for years. Plumber opened to replace leaking pipe. Wall is full of mold. Adjuster called in dry-out crew. 5 days of dehumidifiers and blowers blowing mold everywhere. Occupants got sick. Cabinet, wall and adjacent carpet needed to be replaced with new. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 18

Caution If there is mold in the wall behind the toilet, drying that open wet wall is a waste of money and a hazard. The wall while still wet needs to be torn out (under containment as appropriate.) Why dry first? Should not be done. Drying using air blowers will only spread the mold. But the dry out contractor will almost always dry out moldy walls if called in even though against S500 guidelines. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 19

Long Term Leak Mold Behind Baseboard Picture shows mold behind baseboard. Dry out contractors called in to dry out walls. They did not remove baseboard because if they did, mold would be exposed and then they would not be permitted to dry out the property. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 20

Caution If there is mold behind the baseboard drying that wet wall is a waste of money. Needs to be torn out by mold remediation contractor (under containment as appropriate.) Go straight to mold remediation. Do not dry out first. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 21

Conflict of Interest! When an adjuster sends a water restoration contractor to a flooded or water damaged property there is a potential conflict of interest. The contractor most often will do what makes sense to him which is make money. He is going to recommend dry out even if there is mold that will be spread by the drying equipment. What the adjuster needs is an honest opinion. We have developed a check list to help keep him honest. See the following pages Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 22

Check List to (Help) Keep the Contractor Honest 1. Is the dry out contractor IICRC certified for water damage work? When doing an assessment as to the scope of work the Certified contractor should have Errors & Omission Insurance with microbial coverage. Why is Certification important? Sometimes a dry out contractor will be busy on an emergency and send non certified people to check out new opportunities. Only credentialed persons should be making assessments. Why is E&O insurance important? Because if they make an error, for example drying out a flooded property that already has mold in the walls and spreading mold one can then make a claim against their E&O policy for damages. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 23

Keeping the Contractor Honest 2. Does the dry out need dehumidifiers and/or fans? Or can the drying be done by the home s AC or with outside air? During cool and dry seasons and almost always in high rise condos with good cross ventilation, drying can be done faster (and cheaper) using outside air and no dehu s. If the wet carpet is removed, the baseboard removed and the exposed drywall is opened dehumidifiers are often NOT needed to dry out walls cavities. More on this later Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 24

Keeping the Contractor Honest 3. Can the nature of the leak be determined? Has the leak been fixed? How long leaking? If the leak has been going on a long time there will be mold, and mold remediation contractors should be brought in. Not dry out contractors. If the leak has not been repaired then it needs to be repaired before dry out work is performed. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 25

Keeping the Contractor Honest 4. EPA says mold starts to grow in 48-72 hours. Can the dry out work be completed in 3 days? Generally speaking most dry outs can be completed in 3 days if properly performed. Meeting this goal typically requires that carpet and pad be discarded. Meeting this goal will often require that baseboards be removed and the bottom of the drywall behind the baseboard be cut open to facilitate drying. Opening the walls has the added benefit of providing good knowledge of pre-existing conditions mold behind base or in walls. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 26

Keeping the Contractor Honest 5. Will the dry out contractor provide a 12 month warranty/ guarantee that there will be no resultant mold growth and no odors upon conclusion of the dry out work. Don t want the home owner to pay for any dry out work that is done without a warranty/guarantee. Dry out contractors that do not know what they are doing will not provide warranties/guarantees. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 27

Keeping the Contractor Honest 6. If the flood is from clean water, does the contractor agree that the dry-out can be performed without the use of biocides or antimicrobials. If not from clean water, will the dry-out work use any chemicals not EPA approved for such work? If the dry out is done properly and completely and the water source was clean water then there should never be a need for biocides. If the carpet is old and nasty and cannot be properly dried/ cleaned best to discard. If there is a preexisting mold condition then the remediation work should be done by a remediation contractor and not a dry out contractor. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 28

Keeping the Contractor Honest 7. Are there pre-existing conditions? Mold behind baseboards, under cabinets, inside of walls, earlier floods, general decay, etc. These need to be documented with quality digital color photos. If so skip the dry out and bring in a mold remediation contractor. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 29

Keeping the Contractor Honest 8. Does the contractor understand that if the dry out work disturbs existing mold and the indoor air is then mold contaminated not only will their bill NOT be paid but they will be billed back for the cost to remediate the mold spread throughout the home or office. This relates back to the 3 day rule about drying. It is often hard to dry out a property in 3 days without removing base and cutting bottoms of exposed drywall. But if there is preexisting mold behind base or in walls, contractor will NOT want to remove base because once mold is evident they cannot work. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 30

Keeping the Contractor Honest 9. Are any of the wet walls insulated? Wet cellulose or fiberglass wall insulation? Insulated walls behind wet cabinets? Again this impacts 3 day rule. Usually one cannot dry out insulated walls in 3 days before mold starts to grown. Best to cut them open. If the wall insulation is cellulose it MUST be discarded because cellulose insulation grows mold. Can you dry out insulated walls even insulated walls behind cabinets without opening them? Yes but this takes some expertise and special training and specialized equipment. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 31

Keeping the Contractor Honest 10. What kind of wet flooring? Laminate? Hard wood? Carpet (if carpet what is age of carpet and type of pad?) Tile/Marble? Laminate flooring CANNOT be dried. Must be replaced. Carpet that is old cannot be dried to odor free state without chemicals. Replace. Hard wood flooring may need to bring in a consultant to monitor drying of expensive flooring. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 32

Removing Baseboards? Note: In the event that you need to damage a wall or remove baseboard or toe kick for a proper inspection make sure that you ASK PERMISSION FIRST. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 33

Conclusions: Section 1 You should now understand that when there is mold behind base-board or in walls it is too late for dry-out work. The moldy materials must be removed by a remediation contractor. A check list has been provided to keep the dryout contractors in line. You should now be able to explain the importance of each item on the list. The following review questions will test your knowledge of the check list. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 34

Questions 1. What did the three preceding mini case studies have in common? a) The dry out work was inappropriate based on both EPA guidelines and IICRC S500 industry guidelines b) In all cases the wet/moldy materials had to be removed. c) The work of the dry out contractors was a complete waste of money. d) All of the above. 2. Which of the following questions is on the check list? a) Is the contractor certified by IICRC for water damage work? b) Is the contractor certified for water damage work (by a recognized organization)? 3. When doing an assessment as to the scope of work the dry out contractor should have: a) General Liability insurance with microbial coverage. b) Errors & Omission Insurance c) Errors & Omission Insurance with microbial coverage. 4. Which of the following questions is on the check list? a) Can the dry out work be completed in 4-5 days? b) Can the dry out work be completed in 3 days? If not according to the EPA there may be resultant mold growth as mold can start to grow in 48-72 hours. c) Will the hard wood flooring or water damaged cabinets complicate the dry out work? How will they be dried out? Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 35

Review Questions 5. Which of the following questions is on the check list? a) Will the contractor provide a 30 day warranty/ guarantee? b) Will the contractor provide a 12 month money back warranty/ guarantee? c) Will the contractor provide a 12 month warranty/ guarantee that there will be no resultant mold growth and no odors upon conclusion of the dry out work? 6. Which of the following questions is on the check list? a) If the flood is from clean water does the contractor agree that the dry out can be performed without the use of biocides or antimicrobials. b) Does the contractor agree to use only EPA approved antimicrobials if such use is necessary? 7. Which of the following questions is on the check list? a) Does the contractor understand that they need to contain any existing mold so the dry out does not disturb it. b) Does the contractor understand that if the dry out work disturbs existing mold and the property is mold contaminated not only will their bill NOT be paid but they will be billed back for the cost to remediate mold spread throughout the building. 8. What type of pre-existing conditions need to be documented? a) Mold behind baseboards or in walls. b) Wet wall insulation. c) If the wall insulation is cellulose. d) Type of wood flooring laminate, engineered or solid hard wood. e) All of the above Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 36

Review Questions 9. Why ask if wet walls are insulated and what type of flooring? a) If wall insulation is cellulose it cannot be dried in place and insulation must be removed. b) Laminate flooring is easily dried. c) Old carpet is rarely able to be dried to pre-loss condition. Pre-loss means no chemicals on the carpet! d) A & C 10. What is true about pre-existing conditions? a) Document with quality color digital photos. b) Wet walls with Mold inside and/or behind baseboards requires mold remediation. Cut out wet / moldy materials under containment. Dry-out first makes no sense. c) A & B Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 37

Review Answers 1. d 2. a 3. c 4. b 5. c 6. a,b 7. b 8. e 9. d 10. c Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 38

Section #2: Water Restoration Standards Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 39

Outline: Section 2 In Section 2 we review highlights of the EPA and the IICRC S500 guidelines for water restoration. The focus of the section is to understand when one or the other set of recommendations would be most appropriate. And to be able to spot & avoid common tricks used by Pre-existing defect in AC ducting insulation that led to contaminated ductwork. Contamination got much worse after flood. Is this a covered loss? No. dry-out contractors to cover up bad work or to avoid responsibility. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 40

EPA vs. IICRC S500 Water damage (dry-out) contractors are taught by their professional organizations to disregard the common sense approaches to handling water damage published by the US EPA and OSHA. The professional organizations that represent the dry out industry have substituted their own procedures (IICRC S500) to make dry out work more lucrative. For complex losses and especially where the water source is not clean water, the S500 does make a great deal of sense. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 41

Intro to EPA & S500 But for everyday water losses EPA guidelines are the most appropriate. The simpler, common sense, EPA recommendations are not only usually less expensive but generally considerably more effective than IICRC S500 guidelines which have been developed by the professional association mostly for the benefit of water mitigation contractors. Furthermore, the EPA procedures use only household cleaners and disinfectants, and are a better fit for today s health conscious home owner versus S500 which relies heavily on biocide use to keep mold and odors in check. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 42

Introduction On the following page are the EPA recommendations for dealing with materials exposed to water for less than 48 hours. Please review the table. http://www.epa.gov/mold/mold_remediation.html Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 43

Introduction Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 44

EPA Recommendations According to the EPA, mold will start to grow within 48-72 hours. Key Point #1 from the EPA Water Damage Table is that most items can be dried But EPA guidelines state that ceiling tiles and wall insulation should be removed before drying. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 45

EPA Recommendations In Florida, both exterior as well as many interior walls are insulated with water absorbing material. Remove wall insulation to dry Insulated walls generally cannot be dried unless they are first opened and the insulation removed. Rarely will dry out contractors do this. They take moisture readings of wall surfaces and when the surface is dry they say they are done. As a result, water damaged insulated walls will be full of mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 46

EPA Recommendations According to the EPA, mold will start to grow within 48-72 hours. Key Point #2 from the EPA Water Damage Table Property can only be dried if the water source is clean water and the dry out starts within 24-48 hours of the water event. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 47

EPA Recommendations From the EPA Guidelines after 48-72 hours mold will start to grow and using a dry out contractor is not an option once mold starts to grow. If a dry-out contractor is called in and they find mold, rarely will they mention what they found but will continue on with the dry-out even though this is against industry guidelines. This typically will spread mold spores throughout the building if walls have been opened to fix the leak. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 48

IICRC S500 Agrees! According to S500 industry guidelines for water damage restoration, p 24: Drying mold contaminated areas should be performed by trained mold remediators and not water restoration contractors. According to IICRC S500 p 264: Air movement as a drying tool may create problems in a mold contaminated environment. Both statements are in line with EPA. Again, such recommendations are rarely followed by dry-out contractors. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 49

Very Often There is MOLD! If the water leak has been going on for some Full of mold behind cabinets time there will be mold. If there is a delay in dry out, there will be mold. If wall insulation is not removed before wall dry out there will be mold. If the building or unit is old there is often preexisting mold. In such cases a mold remediation contractor should be called in. Not a dry-out contractor. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 50

EPA & S500 Agree Both S500 and EPA agree water restoration contractors should NOT be used if there is mold. If there is mold a contractor experienced in dealing with mold should be called in to remove baseboards, cut out wet/ moldy drywall and insulation (under containment) and discard water damaged carpet. Such guidelines are rarely followed by dry-out contractors because then they will not get the dry out job! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 51

EPA vs. IICRC S500 While S500 agrees with EPA on the issue of not using a dry-out contractor if there is mold the fundamental differences between the two sets of guidelines are massive. The emphasis of the EPA is on the most efficient method for drying the problem area so that when all is said and done there is no hidden mold or odors. For example, under EPA you MUST open walls and remove insulation to facilitate drying. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 52

EPA vs. IICRC S500 The emphasis of S500 is drying in place. There is no requirement to remove insulation or open insulated walls to facilitate wall dry out. And old carpets that have been wet for weeks are usually extracted & then dried. The result is prolonged drying and the extra cost that entails (good for the dry out contractor). And the result is almost always hidden mold and odors. Very few dry out contractors will guarantee their work guarantee that upon completion there will be no hidden mold and no odors. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 53

The Tricks of the Trade! No doubt S500 is slanted toward the dry-out contractor after all it was written by the professional dry out industry as guidelines for their members. Nevertheless many of the fundamentals of S500 are good. The main problems arise from the fact that the insurance adjuster and/or client are not familiar with the spec and dry out contractors will generally misquote S500 to justify overcharging and other such nonsense. In the following slides we summarize a few Tricks of the Trade that dry out contractors are fond of using. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 54

The Tricks of the Trade! Fungicides & Biocides There is absolutely nothing in S500 or the EPA guidelines that even hints that fungicides and biocides be used after dry out from a clean water source. Yet most dry out contractors will use them. Why? To cover up hidden mold and odors because they did not do the dry out properly. And/or Because they took too long to do the drying or too long to respond. And/or Because they attempted to dry out materials that had pre-existing microbial growth. And/or Because the adjuster pays for it! Home owner should insist on chemical free dry-out when water source was clean! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 55

The Tricks of the Trade! Moisture Meters Generally speaking when the surface of the drywall is dry the contractor will say the job is complete. Generally speaking when the surface of the baseboard is dry the contractor will say the job is complete. The wall cavity could be filled with insulation, could be soaking wet behind the insulation and full of Moisture meter checking cabinet drying nasty mold but the test probe will show job well done. Now pay me. The home owner should insist on a mold and odor free guarantee with pictures of dried out/ mold free wall cavities! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 56

The Tricks of the Trade! Mold Behind Baseboard When base board or cabinet toe kicks are pulled, mold is often discovered. If there is mold and the baseboards and/or toe kicks are removed, water mitigation contractors are not allowed to dry the property because drying spreads mold. So the dry out contractor generally does not want to remove baseboard or toe kicks but instead attempts to dry walls with baseboards in place and cabinet toe kicks in place which takes much, much longer to dry. The home owner or their consultant should insist on seeing what is behind baseboards and toe kicks in wet areas. Let the dry-out contractor know in advance that the home owner will not pay for drying after 3 days or if there is hidden mold! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 57

The Tricks of the Trade! Wet Carpet Water restoration contractors generally want to dry carpet even old carpet instead of discarding. Even though discarding wet carpet will dramatically facilitate drying of wet walls. If they pull the carpet they make no Wet 15 Year Old Carpet - Discard money drying it. And when the carpet is pulled the property will almost always dry in less than 3 days. less days to bill. So most dry out contractors will dry old and/or pet stained and/or kids stained carpet and then spray with antimicrobial maximizing their billing but providing a disservice to both the insured and insurance carrier. The home owner or his consultant should insist that old wet carpet be removed and not dried. Let the dry-out contractor know that the home owner will not pay for more than 3 days of dry out and that spraying biocides on clean-water jobs is not acceptable. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 58

The Tricks of the Trade! Laminate Flooring Drying laminate flooring is usually neither possible nor cost effective. Wet laminate will quickly start to grow mold. Discard immediately. If moldy a mold remediation contractor should be called as work should be done under containment. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 59

The Tricks of the Trade! No Warranty S500 p 27 recommends the following as part of the contract with the restorer: Warranty Criteria for determining the effectiveness of the project. Rarely is there a warranty for dry-out but there should be. And rarely are there any criteria provided for determining the effectiveness of the project. Why because the insurance adjuster will pay for the job without the restoration contractor providing either! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 60

The Tricks of the Trade! No Documentation of Pre-Existing Conditions S 500 p 43 states: Microbial contamination: Pre-existing microbial contamination and associated damage related to the current water intrusion should be documented. This usually does not happen for two reasons: 1.) Because if the contamination is documented the restorer would usually have to go home and a mold remediation contractor called in. 2.) Because if there is documentation that there is no microbial contamination before the dry-out and later on microbial contamination is found in walls and behind baseboard the dry out contractor is in trouble. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 61

The Tricks of the Trade! No Documentation on Pre-Existing Conditions Generally walls are not opened and base board and cabinet toe kicks not pulled and there is no documentation of pre-existing microbial problems.. Therefore the dry out contractor will always conclude if mold is later found that the mold was pre-existing. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 62

The Tricks of the Trade! No Record Keeping Per S500 p 20 restorers should record, calculate and document moisture measurements required to adequately monitor the drying process. preferably daily. This is rarely done. Easier to over charge if there are no records. Easier to avoid lawsuits from occupants that got sick from improper dry out procedures. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 63

The Tricks of the Trade! Example At a recent Conference one of the national restoration contractors gave a class on water damage mitigation for adjusters When the class was over I (course author) asked a few questions, after stating that in my experience 9 out of 10 times after a major water event the dry out is not 100% successful and there is hidden mold in the walls and cabinets. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 64

The Tricks of the Trade! Example Here is what the dry out expert said: About warranty? No warranty is given that the dry out left the premises mold free. He actually stated twice If there is any mold it was there before we started. But do you document pre-existing microbial conditions by opening any walls or pulling base boards or toe kicks? No. Here is a technical manager of a national restoration firm training adjusters the exact opposite of what is recommended by the standards of the restoration industry professional association. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 65

The Tricks of the Trade! Example Do you open walls upon completion of the work to confirm dryness? No. We have long probes that allow us to check the insides of walls to make sure they are dry. Sure you do! And those long nail probes puncture water lines and electrical lines. And no doubt you keep all the documentation as to which walls they hammered those 6 inch nail probes into! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 66

Conclusions: Section 2 You should now be able to explain some of the important basic differences between EPA and IICRC S500. You should now be able to spot & avoid many of the common tricks used by dry-out contractors to cover up bad work, over charge, or avoid responsibility. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 67

EPA Required Reading IICRC Recommended Reading Free download at: www.epa.gov/mold/mold_remediation.html Purchase for $125 at: http://www.iicrc.org Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 68

Review Questions 1. Wet old carpet and pad should be dried out and then sprayed with anti-microbial for the following reasons: a) Makes drying the walls quicker and less expensive. b) This is cost effective. c) Makes no sense as the old carpet should be discarded before dry-out starts. 2. EPA and IICRCS500 both have similar points of view about drying out water damaged walls. a) No. EPA wants walls opened and insulation removed whereas IICRC believes in in-place drying. b) Correct because the IICRC recommendations were adapted from the EPA guidelines. 3. It is not reasonable to expect a water mitigation expert to provide a warranty that there will be no mold because mold growth is beyond their control. a) Wrong. IICRC guidelines state that there should be a warranty. b) Correct. How can they know if there is mold already in the walls because they do not open walls to look inside. 4. Water dry-out should be performed in no more than 3 days (ideally). a) Correct. Because according to the EPA mold will start to grow within 48-72 hours. b) Incorrect. It almost always takes more than 3 days to dry out wall cavities without opening them and/or dry out in no more than 3 days takes too much equipment. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 69

Review Answers 1. c 2. a 3. a 4. a Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 70

Section #3 Water Damage Claim Basics Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 71

Objectives: Section 3 Many times damage from a water leak is not covered by insurance. Then there may not be enough money available to properly handle remediation. In this chapter we explain the basics of what is covered and what is not covered by home owner insurance. Roof leak Upon conclusion of this chapter the reader should be able to describe the type of water damage problems that are covered and those not covered by a standard policy; as well as typical additional coverage options that may be available. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 72

Sudden Breaks Covered Insurance coverage is for sudden events such as pipe breaks (not slow leaks that should have been handled by maintenance). Examples of sudden leaks are: ruptured ice maker line; dishwasher connections; toilet overflow; AC drain overflow, etc. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 73

Slow Leaks Not Covered Very often a window leaks due to old and dried out caulking; or a kitchen cabinet is full of mold due to not fixing a slow drip from the sink plumbing or garbage disposal both maintenance items. These are slow leaks and maintenance items and should not covered by home owner insurance. However some times such leaks will be covered because the adjuster does not understand the policy... does not understand policy exclusion or is nice. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 74

Shower Valve Leak in Wall On the other hand a shower valve leak in a wall is covered even though a slow leak. But aren t only sudden events covered but not slow leaks? Yes, but The issue of slow leaks versus sudden breaks has to be considered in regard to maintenance. A slow leak under a sink that should be repaired by tightening the P trap is not covered because the home owner needs to maintain his property. But a slow leak in a wall is clearly not a maintenance item. How could one know until it is too late. Covered. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 75

Mold Not Covered In FLA most insurance policies state that Mold is not covered in the list of Not Covered items. But if you look at another area of the policy where it talks about water damage as a Covered Loss, the policy will state that mold is covered if it is the result of covered water damage loss. This can be confusing Please take a break from this course and look at your home owner s insurance policy and read through all instances that discuss water damage and mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 76

Mold Is Covered Mold is covered if it is the result of a covered loss. Examples help: Mold that is the result of a burst water pipe is covered because a burst water pipe is covered. But mold that is the result of seepage around a sliding glass door is not covered because seepage is not a covered loss. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 77

Mold Is Covered Mold is covered if the result of a covered loss. Examples help: Mold contaminated furniture is not covered if caused by the thermostat being set too high. Mold under an AC is covered if it is the result of a drain pan leak because overflows (from AC drain pans or toilets) are covered. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 78

Additional Mold Coverage Additional Coverage can add back coverage for mold growth that is not the result of a broken pipe. The policy on the right has a max of $10K for mold. Includes air testing but the testing cost is included in the $10K max. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 79

Mold vs. Water Damage Coverage But the $10K applies to mold and not to water damage for which there is no cap. If water touched an items and damaged it, this is water damage. If mold spores from mold that is the result of water damage settles on an item (and it now needs cleaning) that is mold and is capped at $10K (mold cap). Same thing about mold that starts to grow on an item but that item was not wet and now needs to be cleaned or discarded. Capped at $10K (mold cap). Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 80

Depends on the Coverage Depending on the insurance company and/or type of coverage some policies cover seepage. The policy on the right is for Additional Coverage and covers seepage if the seepage and damage from seepage is unknown to all insured (shower pan and window leaks are seepages.) This is typical only in policies with increased limits for mold and is not found in standard policies. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 81

Scenario #1 Washing machine overflows, flooding the laundry room. Are they covered? Yes. Most of the time, if an appliance breaks and there is a flood and resultant mold, insurance covers it. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 82

Scenario #2 A sewer backs up, flooding your basement. Are you covered? No. Standard home insurance policies don't cover sewer backups, and many specifically exclude damage from sewer back-ups. Special endorsements are available, at added cost, for sewers and drains. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 83

Scenario #3 Water seeps from the ground into first floor walls, damaging drywall, baseboards and carpeting. Is this covered? No. Seepage is not "sudden and accidental" damage, and is excluded from home insurance coverage However adjusters often do not understand water damage and mold coverage and may cover. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 84

Scenario #4 During a heavy rainstorm (but not a hurricane), water leaks through your roof. The roof is damaged, as is furniture. Are you covered? Somewhat. You're unlikely to be reimbursed for roof repairs because that's a house-maintenance issue. But the water damage to your home is covered. Damage to your furniture is also likely covered. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 85

Scenario #5 A nearby lake or river overflows its banks, causing a flash flood in your living room. Is this covered? No. Flood damage is not covered by home insurance. Home owner must have flood insurance for that. One can purchase flood insurance as long as one s community participates in the National Flood Insurance Program. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 86

Conclusions: Section 3 Many times mold damage from a water leak is covered but the adjuster will deny the claim saying mold is not covered. But mold is always covered if it is the result of a covered water loss. You should now be able to describe the type of water problems that are covered by a standard policy; typical additional coverage options that may be available; and when coverage is typically denied. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 87

Disclaimer This section does not provide advice for a home owner in regard to making insurance claims. An attorney should be contacted for proper legal advice and their interpretation of insurance contracts. Mold growing under chair. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 88

Review Questions 1. A toilet overflows and results in mold in the bathroom but there is no visible water damage. Mold is found. a) A toilet overflow is a covered loss. Remediating the mold is covered. But you need to prove (have pictures) of the overflow if there is no visible water damage. b) Mold is not covered because there is no longer evidence of water damage. 2. The home owner has mold under a window due to old caulking. Mold and water damage to the drywall below is covered. a) No. The problem could have been avoided by proper maintenance (caulking windows.) b) Yes. The caulking broke and the loss is covered. 3. Which is not a covered loss? a) Mold from a dishwasher line break. b) Mold on a ceiling due to bad air circulation. c) Mold from a drip under a sink because the garbage disposal was leaking. d) Mold around a patio door. Water has been seeping under the door during heavy rains. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 89

Review Answers 1. a 2. a 3. b,c,d Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 90

Section #4 Water Dry Out: Avoiding Mold Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 91

Objectives of Section 4 At the conclusion of Section 4 you will be able to: Identify the equipment used for drying up water problems. Explain the ongoing relationship between water, humidity and mold growth. Explain the cause of moldy or musty odors and how to eliminate them. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 92

Black Water The first thing to consider with regard to a leak or flood, is to ask if the water was clean, or was it not clean. If the flood was caused by black water (sewage), then a water restoration contractor with experience dealing with sewage spills needs to be called in. Make sure they are insured for sewage related (microbial contamination) work and that they will guarantee that water damaged areas will be free from any bacterial or viral contamination. Black water contains HIV, Hepatitis, Rotavirus and many other contaminants. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 93

Black Water Contains pathogenic agents, and is grossly unsanitary and dangerous. Includes toilet backflow from beyond the trap regardless of color. Includes water intrusion from ground water flooding. Black water cleanup requires an experienced professional. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 94

Mold Growth after a Water Event Water should be dried up within 48-72 hours to avoid mold growth. Typical molds that colonize water damaged buildings take 3-10 days to start to grow. Early colonizers such as some species of Penicillium (Pen) and Aspergillus (Asp) (together called Pen/Asp) can start to colonize as early as 48-72 hours. Note that a building that had earlier water damage and mold growth may have latent or dormant mold hidden in walls or ceiling cavities. The new water source now causes the mold to become active even if the water is dried up within 48 hours. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 95

Mold Growth after a Water Event Later (as soon as 7 days, but more typically starting from 7-12 days) comes Stachybotrys, the mold commonly called the Black Toxic Mold. Stachybotrys grows well on cellulose materials like the paper face on drywall. But Stachy needs a great deal of water over a longer period of time to grow, as compared to Pen/Asp. Exceptions: Cabinets are often made from pressed wood, which is highly water absorbent, and often show growth of Stachy with minimal water. Ceiling tiles are made from highly absorbent paper, and often show growth of Stachy with minimal water. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 96

Mold (or Mildew) Definition Mold is a common term for filamentous fungi, often seen as a wooly growth formed on damp organic materials. Mold growth can degrade materials and present potential health risks to humans. Mold needs water (or humidity) and food (organic material such as wood or paper or fabric, or dirt/dust) to grow in indoor environments. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 97

Humidity, Mold & mvoc s Once mold starts to grow from a water leak or from moisture on a wet condensing (cool) surface all it takes is humidity to keep it active. Below about 65% humidity (yellow arrow) mold will no longer be active goes dormant and does not produce spores or mvocs. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 98

Active Mold = Musty Smell Many of you have experienced active mold first hand during humid summer months. Remember going into a bank, office, home or movie theater in the summer and it smells musty. That s mold growing. Only growing (active) mold produces the gases (mvocs) that are what you smell. You don t actually smell the mold itself. Air scrubbers or filters will not remove mold gases. Battery operated spore sampling pump with built in calibration (yellow arrow.) mvocs are not sampled. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 99

Review Questions 1. The procedures for water restoration are the same whether the water that caused the mold was from clean sources or from water contaminated with sewage (black water). A. True B. False 2. Water that contains sewage is considered to be dangerous only if it is visibly dark in color. A. True B. False 3. Which of the following species of mold are early colonizers that can grow within 48 to 72 after a water intrusion event? A. Aspergillus B. Stachybotrys C. mvocs D. Alveoli 4. Which of the following statements are true? (check all that apply) A. The odors that come from dormant molds are called mvocs. B. All molds regardless of color can produce mvocs. C. HEPA air filters will not remove mvoc odors. D. Growing molds produce "musty" or "earthy" odors. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 100

Review Questions 5. Which of the following statements are true? (check all that apply) Which of the following mold species can begin growing as soon as 7 days following a water intrusion event with large amounts of water? A. Aspergillus B. Penicillium C. Stachybotrys D. Pen/Asp Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 101

Review Answers 1. b 2. b 3. a 4. b,c,d (dormant molds do not produce VOCs) 5. c Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 102

Principals of Drying Evaporation Open windows or turn on the AC or use Fans. Commercial specialty air movers. Specialty air movers equipped to dry wall cavities and under cabinets Mold requires either water or greater than 65% humidity to grow. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 103

Principals of Drying Water extraction of excess water. Commercial water extraction equipment. Mopping, soaking up excess moisture, wet vac, etc. 1000x faster than evaporation! Mold requires either water or greater than 65% humidity to grow. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 104

Drying Can Spread Mold Pressurizing wall cavities or using fans or blowers in water damaged buildings risks spreading mold. Using the AC risks spreading mold and contaminating the AC. However, cooler temperatures will reduce the growth of mold. Running the AC not only cools but also dehumidifies. Reduced humidity will slow or eliminate the growth of mold. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 105

Principals of Drying Dehumidification (Dehus) When moisture is being evaporated from materials, the moisture must be removed from the air. Portable or central AC. Or by using dehus. Exhausting to the outside opening windows if drier air outside works well. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 106

Principals of Drying Temperature Control Evaporation & dehumidification are both enhanced by elevating temperature. Micro-organism growth is temperature related. Optimum for mold growth is 68-86 degrees. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 107

Moisture Entry Not Covered Losses Unsealed gaps between construction materials Cracks in exterior Poorly sealed/maintained expansion joints Poorly sealed/maintained joints between exterior cladding and windows, doors, etc. Improper roof runoff Missing rain gutters Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 108

Moisture Entry Not Covered Losses Water, where it is in contact with a porous solid, can move through the solid due to attraction of the molecules of the liquid for those of the solid. Concrete slab Concrete block Gaps between shingled building materials Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 109

Capillary Suction Not Covered Losses Capillary rise of ground water through footing into concrete wall Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 110

Movement of Moist (Humid) Air Not Covered Losses We are often concerned about unplanned airflow and the mold & moisture it can bring in humid climates and seasons. Air flow will always be present when there is a pressure differential. Air flows from high pressure to low pressure. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 111

Movement of Moist (Humid) Air Not Covered Losses What might cause air pressure changes? Pressurized and de-pressurized wall cavities and plenums due to building heating or cooling Pipe and electrical chases connected to occupied spaces Afternoon sun heating up attic space and pushing attic air into house through recessed lights or through electrical boxes or other holes in walls. AC return air creating negative pressure and pulling humid air into house around unsealed (where drywall is overcut) supply and return air registers. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 112

Movement of Moist (Humid) Air Mold that is the result of moisture from air movement or problems with air flow is not a covered loss. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 113

Review Questions 1. Which of the following is NOT a method which can be used to help dry out a building? A. Using HVAC system B. Opening window on low humidity days C. Running portable dehumidifiers D. Opening window on High humidity days 2. Which of the following is NOT equipment that should be used to dry a building? A. Air Movers B. Propane or Kerosene space heaters C. Dehumidifiers (Dehu s) D. The building HVAC system 3. Evaporation and dehumidification are both enhanced by lowering the air temperature. A. True B. False 4. The optimum temperature range for mold growth is. A. 68-86 degrees B. 50-95 degrees C. 45-80 degrees D. 68-110 degrees Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 114

Review Answers 1. d 2. b 3. b 4. a Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 115

Wrap Up Section 4 You should now be able to: Identify the equipment used for drying up water problems. Blowers, dehu s, AC Explain the ongoing relationship between water, humidity and mold growth. Mold needs greater than 65% humidity remain active. Mold needs water for at least 48-72 hours to start to grow. You should be able to explain the typical source of moldy odors and how to eliminate them. mvocs. Remove mold. Keep humidity below 65%. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 116

Required Reading Required Reading. Follow the recommended water mitigation and mold remediation procedures in the EPA s Mold Remediation in Schools and Commercial Buildings. Free download at www.epa.gov/mold Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 117

Additional Reading Follow recommended procedures for cleaning ductwork. Refer to EPA guidelines for cleaning ductwork: Should You Have the Air Ducts in Your Home Cleaned? Free download. http://www.epa.gov/iaq/pdfs/airducts.pdf Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 118

Additional Reading For a comprehensive treatment of chemical free mold remediation see: Environmentally Friendly Mold Remediation available on Amazon.com ISBN-10: 0979495660 at Amazon.com. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 119

Additional Reading For those that would like to read more on how mold can affect childhood (and adult) health, learning & behavior see When Traditional Medicine Fails: Your Guide to Mold Toxins. ISBN-10: 0977397165 at Amazon.com Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 120

Optional Certification Mold contractors that pass our 14 hour Mold CE training are eligible for NAERMC (National Association of Environmentally Responsible Mold Contractors) certifications. Cost is $50/year. Our certification logos look great on your web site or business cards! Sign up for the NAERMC certifications to keep these free CE training courses coming! Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 121

Optional Certification Certified Green Mold Remediation Contractor logo. Certified Green Indoor Air Quality Specialist logo. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 122

Exam The exam covers the essential concepts in this Water, Moisture Intrusion, Mold Training course as well as the EPA online mold course at: http://www.epa.gov/mold/m oldcourse/index.html Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 123

The Exam There are 60 questions on the EXAM. A passing score is 70%. There is no limit to the number of times the EXAM can be taken. Florida students: When you pass the Exam you will receive CE credit with Mold Services. We provide the Dept your information electronically. Allow 24-48 hours for processing. Students outside of Florida: When you pass the Exam you are eligible for a Certificate of Course completion for $25.00 Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 124

The Exam Registration Important Note: The Exam is given online. To take the Exam you will need to Register with the online Exam software site. Follow directions exactly in order to receive credit for the course. Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 125

Exam Registration (Florida Residents) License # here. NOT name. Email here. NOT name. Your Name Here! Pick a password. The link to the W/MI EXAM is: http://quizegg.com/q/80687 Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 126

Exam Registration (Outside Florida) First Name Here. Email here. NOT name. Your Last Name Here! Pick a password. The link to the W/MI EXAM is: http://quizegg.com/q/80687 Copyright 2013 Certified Mold Free Corp. National Association of Environmentally Responsible Mold Contractors Page 127