A helpful guide to addressing building maintenance and mold conditions

• When mold testing is performed it is a limited test.  The test performed shows a condition during the time of the test and is limited to the area tested and the time allotted for the test.  The test will not reveal all potential mold risks within any dwelling.  Evaluations are performed in specific areas for specific purposes.  Getting the suspect condition re-evaluated by an industrial hygienist specializing in microbial contamination can assist in the overall evaluation of the building with respect to the delineation of potential risks.
• There are several labs that evaluate testing for mold.  If an IESO (Indoor Environmental Standards Organization) test is performed, an ISO (International Organization for Standards) certified lab (ISO 17025) must be used.  At this time, only 14 labs nationally have this accreditation.  These labs are referred to as EMLAP labs and are held to the highest standard in the industry for accuracy.  EMPAT laboratories are labs that have their results reviewed by a third party.  They are graded and do not have to meet any criteria other than their submissions for this testing.  Thousands of labs nationally fall into this category.  A third category of labs is one that does not fall into either of the above.  The owner, if testing for mold or any other bioaerosols should consider the lab used to evaluate the results.
• If your building has any water intrusion, leaky pipe, basement is flooding, etc… the water should be cleaned within the first 24-48 hours.  Mold can grow within 24-48 hours under the right conditions.
• Renovation of water away from the foundation is key maintenance in a building.  This is done by routinely checking and cleaning gutters, ensuring the grading of the lot is pitched away from the building, ensuring that gutting downspouts and extensions are intact and functional as well as monitoring the building during rain storms.
• Using a dehumidifier in basement areas to control the climate is important.  The relative humidity level should remain between 30-50% according to the EPA.  A relative humidity in this range significantly discourages growth of mold and should be consistently maintained and monitored.
• If the basement/crawl space area has a sump pump, the sump pump should be routinely checked and monitored to ensure proper functioning.  The owner should pay special attention to what times of the year as well as what times during weather conditions trigger the sump pump’s workings.  The owner may wish to consider contracting with a qualified technician to maintain the pump.
• Currently, there are no remediation standards or threshold limit values (TLV’s) in the industry for mold.  However, there are several guidelines published in the industry that are utilized by trained and certified professionals.  A building owner may ask for the guide(s) being used and/or the TLV guide being used to better understand conclusions and recommendations made by a testing or remediation professional.
• Prompt remediation of contaminated material and infrastructure repairs with regard to microbial contamination must be the primary response to fungal contamination in buildings.  A qualified professional should be contacted to remediate fungal contaminated building materials and objects.  In all situations, the underlying cause of the water accumulation/intrusion must be rectified or the fungal growth will reoccur.  Emphasis should be placed on preventing contamination through proper building maintenance and prompt repair of water damaged areas.  Widespread contamination poses much larger problems that must be addressed on a case-by-case basis in consultation with a health and safety professional.  Effective and consistent communication with building occupants is an essential component of all remedial efforts.  Individuals with persistent health problems should see their physician for a referral to doctors who are trained in occupational/environmental medicine or related specialties and are knowledgeable about these types of exposures.
• “Any remediation attempt that does not include long-term plans to maintain systems and prevent recurrence is shortsighted and destined to fail.  There is no one-time, complete ‘cure’ to microbial contamination within structures.  Rather, continued oversight and attention to conditions that may allow microbial growth must become an integral part of a control plan.  Three basis strategies should be followed to maintain building performance and prevent microbial contamination: