Managing Mold in the Building Environment

1. Managing Mold in the Building Environment CAUBO – June 18, 2005 Ms. Gemma Kerr, Ph.D.

2. InAir Environmental Ltd. 2005

3. Headlines • “Toxic intruder has families fleeing homes”San Francisco Chronicle, March 2001 • “Attack of the toxic spores: Mold hits headlines”Atlanta Business Chronicle, Sept 2002 • “Ed McMahon Gets $7.2M Mold Settlement”Reuters, May 2003 • “Pay mold-sickness bills, schools told” Seattle Post-Intelligencer, June 2005 InAir Environmental Ltd. 2005

4. Headlines • “Erin Brockovich Crusades Against Mold” San Francisco Chronicle March 2001 • “Mold menacing students, costing millions” CNN • “Killer Mold” New York Daily News • Mold exposure joins leading personal injury claims with $925,000 award Michigan business wire, June 2005 InAir Environmental Ltd. 2005

5. Is mold a real issue ? • In US, one major insurer reported • 1999 – 12 claims that involved mold issues • 2001 – 10,000 claims • 2004 – Slow reduction in claims due to insurance policy restrictions • In August 2002, there were 10,000 current lawsuits in US involving mold issues • Hilton Kalia Tower, Hawaii, brand new, virtually closed and suing InAir Environmental Ltd. 2005

6. Is mold a real issue ? • In Canada, • In 2000, Ontario paid $40M in grants to school boards to correct ‘mold contamination problems’ in schools • In 2000, the courthouse in Newmarket, Ontario was closed due to mold contamination • The Alberta Court of Appeal Building was relocated • BC has seen claims and lawsuits about leaky condos • In 2004, PEI family was forced to leave their new home • In 2005, in Montreal, a baby’s death was attributed to a hospital mold infection InAir Environmental Ltd. 2005

7. Is mold a real issue ? • At least half of US state legislatures have passed or are debating laws related to mold (insurance, licensing of practitioners, exposure, real estate sales) • Progress has been made regarding qualifications and training required for mold work • Courses from various organizations to ‘accredit’ mold inspectors, remediators, etc. • Cognizant organizations such as AIHA, ASHRAE, and IICRC have recently published documents which cover both policy and technical issues • These include standard of care for buildings and procedures for the recognition, identification and remediation of mold InAir Environmental Ltd. 2005

8. Is mold a real issue ? • In Canada: • Federal government: Health Canada documents, NMS procedure for mold remediation • Provincial regulations: Ontario includes worker exposure to mold • Provincial publications: Manitoba remediation procedure, several mold info documents InAir Environmental Ltd. 2005

9. Agenda • What we know about moulds • What we don’t know • Managing mold in buildings InAir Environmental Ltd. 2005

10. Indoor Biocontaminants • Viruses • Bacteria • Fungi • Dust mite allergens • Animal (cat and dog) allergens • Cockroach allergens • Pollen • Etc. InAir Environmental Ltd. 2005

11. Glossary • Viruses • Little is known about viruses in the indoor environment • They do not survive in infective form for any length of time outside the host organism • Transmission by aerosol or contact • Bacteria • Most need standing water to grow and reproduce • Can cause infections (Legionella), and can cause more disease than fungi • Produce allergens • Produce endotoxins (cause flu-like, fever symptoms) • Produce volatile organic chemicals (VOCs) (irritants and odors) InAir Environmental Ltd. 2005

12. Glossary • Fungi • Organisms that feed on natural organic materials • Elevated moisture or relative humidity may be sufficient to initiate growth • Some are very resilient in harsh environment • Can cause infections (A.fumigatus, Histoplasmacapsulatum) • Allergens – potentially all fungal spores • Mycotoxins – toxic, some carcinogenic, immune suppressive • Fungal VOCs produced during active growth (irritants and odors) InAir Environmental Ltd. 2005

13. Mold - Definition • Molds are simple organisms, part of the Fungus species family. Individual spores are too small to see • 20,000 different types of molds • Most produce small spores that are carried by the air as part of the mold reproduction process • Molds and mold spores are naturally present in outdoor air and can enter a building through windows, doorways, ventilation systems, and even on shoes, clothing, etc. • It is impossible to eliminate all mold and mold spores in the indoor environment InAir Environmental Ltd. 2005

14. Mold – Growth Conditions • Three conditions are needed: • The right temperature for growth • Nutrients or food • Moisture, high water activity in a material, or high relative humidity • Most molds prefer a similar range of temperature to people InAir Environmental Ltd. 2005

15. Cellulose-based materials paper and paper products cardboard ceiling tiles wood products drywall Other materials dust paints wallpaper insulation materials carpet fabric and upholstery Mold - Nutrients Many building materials provide suitable nutrients or support for mold to grow InAir Environmental Ltd. 2005

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17. Mold – Moisture Sources Some typical moisture causes in buildings • Changes in building construction practices 1970-90’s, including tighter sealing of buildings. If there is inadequate ventilation, this can lead to buildup of moisture • Condensation (cold surface/high humidity) • Roof leaks • Wall leaks due to landscaping, windows or gutters • Plumbing leaks • Delayed maintenance • High interior humidity from outside InAir Environmental Ltd. 2005

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19. Mold – Growth • When spores drop on damp or wet surfaces, they begin to grow and will digest whatever they are growing on in order to survive • Growth usually begins after 24 to 48 hours • Different species like different moisture levels and temperature for growth InAir Environmental Ltd. 2005

20. What does all this mean? • Since molds like the same temperatures conditions as people, and can grow while eating common building materials ……. • The only practical way to control mold growth in the indoor environment is to deny the mold access to water or moisture in the air InAir Environmental Ltd. 2005

21. WhatWe Know: Health Effects • Many types of molds exist – all have the potential to cause health effects (allergies) • Molds do not have to be alive to be allergenic • Toxins can remain in the environment long after the mold is dead • Only a few molds can invade living cells and cause disease (generally only in immuno-compromised individuals) InAir Environmental Ltd. 2005

22. What We Know: Health Effects • Common health problems from mold exposure include hay-fever type allergic symptoms (eye, nose and throat irritation) and asthma • Skin irritations and headaches have also been associated with mold exposure • Some individuals are more sensitive than others, i.e. children, elderly people, people with immune system problems InAir Environmental Ltd. 2005

23. What we DON’T know • Fungi/molds have not been proved to be a cause of Sick Building Syndrome (SBS) • Scientific literature does not agree on the importance of mold as a factor in SBS • Competing factors include stress, other contaminants, etc. • Research has shown that it is difficult to attribute symptoms to specific agents InAir Environmental Ltd. 2005

24. What we DON’T know • Despite some anecdotal claims, no link has been established between mold and internal bleeding or memory loss • The Dose-Response relationship between mold exposure and health effects is unknown at present and will be difficult to determine • Therefore, no one knows what levels of airborne mold spores are acceptable InAir Environmental Ltd. 2005

25. Consequences of not knowing • Media frenzy • Public hysteria • Occupants with health problems • Lawsuits • Expensive remediation of contaminated areas InAir Environmental Ltd. 2005

26. What is the impact of this? • Owners and managers of buildings may want to reduce the risk of mold contamination in their buildings • As discussed earlier, this is best achieved by addressing the issue of unwanted water or moisture in buildings InAir Environmental Ltd. 2005

27. Minimizing unwanted water in buildings • Prevention of water entry, plumbing leaks, and condensation • Dealing with unpredictable water events quickly and effectively • Reduce interior humidity levels InAir Environmental Ltd. 2005

28. Prevention – Design and Construction • At the start of the design process, state the intent to design and construct a building that will not foster mold growth • Useful reference document – Mould guidelines for the Canadian construction industry, Canadian Construction Association, document 82, 2004 • Discusses owner responsibility • Legal and insurance issues overview • Practical guidance for construction workers • Ventilation system and building • May lead to increased project costs InAir Environmental Ltd. 2005

29. Prevention - Maintenance • Inspection and repair necessary for: • Roofs, walls, windows etc. • Plumbing • Preventive maintenance needs a budget to pay for more staff InAir Environmental Ltd. 2005

30. Dealing with Water Events • A water emergency can be dealt with as such up to 48 hours, since mold growth should be minimal • There may be extra costs associated with fast clean-up InAir Environmental Ltd. 2005

31. Why bother? • Does the benefit of minimizing mold growth justify the costs of preventive maintenance in buildings and swift action following a flood? InAir Environmental Ltd. 2005

32. If you do not bother: • After 48 hours, the likelihood of mold growth increases significantly • An unrecognized mold growth problem can end up requiring a costly remediation • Mold is costlier to remove than water • Potential health impacts necessitate increased standard of occupant care InAir Environmental Ltd. 2005

33. When managing buildings … • The best option is to address water issues in order to minimize mold contamination • While addressing water issues has a financial cost, dealing with mold contamination usually has greater cost InAir Environmental Ltd. 2005

34. Costs of dealing with mold • Remediation costs are higher than for water alone • Mold exclusion clauses or sub-limits are now a standard part of insurance policies • Insurance companies will not pay for mold remediation where mold growth was the result of a neglected water problem, or an act of nature InAir Environmental Ltd. 2005

35. Costs of dealing with mold • Perceived health effects from mold exposure can result in lawsuits • Canada’s Bill C-45 makes managers and owners responsible for employees’ health and comfort • Any lawsuit, even if unjustified, can be costly and damaging to reputation InAir Environmental Ltd. 2005

36. Managing the situation • Needs include: • Preventive maintenance program aimed at preventing water problems • Emergency response program for dealing with floods and leaks • Emergency response program for dealing with mold contamination InAir Environmental Ltd. 2005

37. Managing the situation • Need to create “infrastructure” for each program : • A mission statement • A list of results or deliverables expected • Details of qualifications required for key personnel involved in implementation • Clear identification of responsibilities of key personnel and chain-of-command InAir Environmental Ltd. 2005

38. Managing the situation • “Infrastructure” continued: • Address communication issues between different responsibility areas • Provide a budget for implementation • Create an audit process for evaluating effectiveness and suggesting improvements InAir Environmental Ltd. 2005

39. Case Study • Student residence flood • How not to handle it InAir Environmental Ltd. 2005

40. Case Study • The building is located at the lowest point of a hollow • It had improper drainage • A bad rainstorm filled the base of the hollow with water and flooded the whole ground floor of the building InAir Environmental Ltd. 2005

41. Case Study • There was no emergency procedure in place to deal with a flood • No one made the connection between water and mold growth • Wet areas were not cleaned and dried out within 48 hours InAir Environmental Ltd. 2005

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43. Case Study • Uncontrolled clean-up a week after the flood revealed mold on and in walls • Testing led to identification of Stachybotryschartarum • A simple flood clean-up became a major mold remediation project InAir Environmental Ltd. 2005

44. Case study • Students were relocated to hotels during the clean-up and remediation • Disruption to study and class attendance • Risk communication to students and students’ parents required InAir Environmental Ltd. 2005

45. Case Study • Extra Costs resulting from mold growth: • Services of environmental consultant • Use mold remediation contractor instead of general contractor • More work, resulting in delays • Longer hotel stays for students • Time spent on risk communication InAir Environmental Ltd. 2005

46. Summary • The most important factor in managing mold in buildings is reduction of water and humidity problems • The costs associated with reducing water problems are almost certainly less than the costs of dealing with mold growth • Effective preventive maintenance and emergency response programs require senior management commitment, a budget and careful set-up InAir Environmental Ltd. 2005

47. References Ministry of Labour: BC, Alberta, Ontario, CSST (Quebec), Manitoba ASHRAE, AIHA, CCA, IICRC: documents that will force due diligence because they exist US EPA: Mold Remediation in Schools and Commercial Buildings InAir Environmental Ltd. 2005

48. Contact Information Ms. Gemma Kerr, Ph.D. InAIR Environmental Ltd. 503 – 1390 Prince of Wales Drive Ottawa, Ontario, CANADA K2C 3N6 Phone: (613) 224-3863 E-mail: gemma.kerr@inairenvironmental.ca InAir Environmental Ltd. 2005