Mold & Trapped Moisture

By

Ernie Storrer, Injectidry Systems, Inc.

Published Cleaning & Restoration 1998

 

Whenever the structural components in a building are subjected to abnormally high moisture conditions, there is a high probability of mold growth.  There are only a few conditions needed for mold or other unwanted biological activity to occur:

·        Presence of mold spores

·        Moisture (relative humidity adjacent to surface above 70%)

·        Temperature range 40-100° F

·        Food source (virtually anything organic)

 

Humidity control should happen quickly.  By controlling humidity, other parts of the structure including undamaged building and contents will not gain enough excess moisture to cause problems.  It is entirely possible for “secondary” damage to equal or exceed damage caused by the water’s initial direct contact.  Wallpaper can curl, pictures on walls can distort and mold can grow, all as a result of the relative humidity of the surface rising above 70%.

 

Evaluation of the building should be undertaken as soon as possible.  If there is structural material that will not salvage, no extra efforts should be undertaken to dehumidify it.  Reasons to not salvage could include:

·        Pre-existing mold

·        Distorted so as to preclude repair

·        Cheaper to replace rather than repair

·        Customer wishes and preferences

 

If mold exists, extreme care should be exercised to minimize the chance of spreading contamination.  Demolition should be accomplished with negative air pressure to prevent airborne spread of spores.  In many cases, it may be necessary or wise to include the input of a Certified Industrial Hygienist. Their protocol will help and if their procedures are followed carefully, your liability should be lessened.  Be aware, however, that their opinions and approaches vary widely. They are still learning about the toxicity of molds on the human body, as are we. Some hygienists are not as careful as others.

 

If you are not going to salvage wet structure, remove it as soon as practical.  You might wait until adjusters could be brought into the communications loop.  You might also wait until work could be performed at regular rates, not emergency or after-hours rates.  Wet structure that needs to be removed can contribute to the total effort needed to dehumidify.  By removing the wet material, the appropriate size and number of dehumidifiers can be used for drying only salvageable material, reducing the overall cost to the customer and the insurer.

 

Remember that you are not responsible for the initial water damage or any mold growth you find at the inception of the job.  You are, however, responsible to recommend appropriate remediation steps that will as quickly as economically possible stabilize the situation.  If work is performed that is substandard or not appropriate to the job, you are exposing yourself to possible problems. Additionally, be careful in the introduction of agents to neutralize the mold.  Many industrial hygienists are specifying HEPA vacuuming only of mold.  Yes, just vacuuming, no bleach and no anti-microbials.  A suggestion would be to inform the customer if you determine anti-microbials are needed.  Provide them with MATERIAL SAFETY DATA SHEETS (MSDS) and explain the advantages of retarding mold growth with them.  Be alert to possible sensitivities to “chemical” and odors.  Sensitivity could be a red flag as to possible problems and complaints.  These problems may not be about mold, but the products that you introduced into the environment.  If the customer declines treatment, have them sign a release.  If the customer elects to have an anti-microbial applied, get them to sign a consent form that indicates their permission along with an acknowledgement of receipt of an MSDS.

 

The area of greatest problem after water damage occurs is that of trapped moisture in walls, ceilings and beneath cabinets. Too often, the structural components in these areas are not properly measured for moisture content, let alone dried.  If moisture is hidden behind enameled or wallpaper walls, the new Injectidry System can be effectively employed.  Also good for drying beneath sleepered floors is the new Direct-It Vent system.  Just be sure you are moving dry air into these wet areas.

 

I personally like to see air-scrubbing HEPA filters in place on most water damage jobs, especially where mold is suspected or an occupant has sensitivities to mold.  Be especially careful not to start air movement until mold is under control.  Mold is especially prone to being distributed through the air and can be spread through air handling systems. 

 

When workers are working with mold they should have at a minimum:

·        MSDS training on cleaning agents and mildewcides used

·        Respiration protection

·        Gloves

·        Tyvac suits or other protective garments

·        Goggles if liquids are being aerosolized

 

According to Mr. James C. Greenway, Jr., a 40-year Safeco Insurance Co. veteran and expert witness, mold can be a problem when it comes to coverage.  Insurance carriers are becoming increasingly reluctant to deal with mold and are excluding it from coverage.  Mr. Greenway states that “wet or dry rot and the condition of the mold are excluded as endemic (pre-existing).  However, you have to go to the underlying cause of the mold to determine if there is coverage.  If there is an efficient proximate cause of the mold that is not excluded, coverage exists”. As a specific example, a pipe broke while the insured was in Hawaii. Because the water sat for several days, mold has grown. Coverage would exist for the resulting damages both directly from water contact and indirectly through elevated humidity and secondary damage. This would include the remediation of the ordinarily excluded mold.

 

Be aware, however, that when the insured discovers the loss, they have a specific duty under the provisions of their policy. The policy wording dictates that the insured take reasonable steps to preserve and protect from further loss and damage.  If such steps are not undertaken, additional resulting damages are excluded from coverage.  Be careful about giving insurance advice or opinions, however.  Agents are paid to sell and counsel, and adjusters are paid to determine coverage and adjust.  It is always best to refer customers to experts when questions are raised about coverage.

 

The basic rules of mold remediation are fairly simple:

·        Protect your people from toxic mold and its off-gassing.

·        Protect and caution your customer.

·        Remove the mold and non-cleanable contaminated structure.

·        Avoid spreading ANY of the contamination.

·        Control the humidity (this makes the environment less hospitable to mold).

·        Do not do mold testing yourself to prove the absence of mold unless you have the credentials to do so.

·        Inform but do not frighten customers.  The last thing you want to do is cause a problem where none should exist.  This is the toughest part.. .information without scare tactics, because mold is scary. 

·        Charge a premium for your work.  Mold remediation done properly will cost more.

 

Remember that mold can and will grow even where you can’t see it.  Measure, dry and measure again.

 

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