Mold growth creates problems for contractors, owners

A contractor who does not properly handle construction or remodeling may become a party to litigation or an insurance battle, once the toxic effects of mold appear.

This year Sunbelt Environmental Services Inc. has cleaned up sites where serious mold problems occurred in heating, ventilating and air conditioning systems, within walls and on every imaginable building surface.

Multiple water leaks allowed mold to grow in a sorority house, leading to removal and replacement of marble, tile, carpet, drywall and subflooring.

A hospital repaired a steam pipe leak but did not realize moisture remained until mold growth invaded the walls.

Slow insurer response after a storm allowed a residential roof to leak for months. Patches of mold spread across ceilings, walls and floors, creating an un-safe and irreparable residence. The own-er, a liver transplant recipient, has since been diagnosed with Aspergillus mold infection in his lungs, the home is being demolished, and litigation is pending.

Know the Enemy

Molds the common name for the furry growth of fungi grow on almost every imaginable surface as long as they have moisture and a nutrient source. They are ancient organisms with clever survival tricks. When their lives are threatened, as by cleaning, disinfectants or drying, they quickly scatter millions of invisible spores that settle onto every available surface to wait until favorable conditions recur.

Despite their beneficial role as decomposers, molds can cause health effects including lung disorders, cancer and, some experts believe, death. Cases of "bleeding lungs" in adults and babies have been linked to Stachybotris mold. Molds make people sick in four ways:

Allergies allergic reactions to mold spores can be mild, severe or chronic. One in five Americans suffers allergies of some type, including mold.

Infections individuals with compromised immune systems are at greater risk for infections, especially of the skin, eyes and lungs. Molds have been known to cause diseases, including Histoplas-mosis, which is spread by birds.

Irritation when molds feed on organic material they release various types of by-products including volatile organic compounds that can irritate nerves and tissues. For example, molds growing on wallpaper containing arsenic pigments can release highly toxic arsine gas. Reactions include headaches, nausea, vomiting and asthma attacks.

Toxicity most molds release toxins that can cause eye irritation, breathing difficulties, flu-like symptoms, rashes, joint pain and more. Combinations of several types of mold spores may enhance the toxic effects.

Although all molds can pose health threats, certain species are especially toxic, including Aspergillus, Stach-ybotrys, Penicillium, Fusarium, Tricho-derma and Memnoniella. Exposure to these has caused headaches, sore throats, hair loss, flu symptoms, diarrhea, fa-tigue, dermatitis, general malaise and depression.

Regulators have begun to look at the impacts of severe mold problems on indoor air quality. The Environmental Protection Agency and Occupational Safety and Health Administration are considering regulating action levels for remediation and exposure limits to the more toxic types of mold. Although no standards have been published yet, informed observers predict real estate law may soon require that sellers disclose any occurrence of mold growth.

Preventive measures

Mold spores are everywhere, just waiting for a damp spot to grow. Even so, mold problems can be prevented if builder, maintenance crew or building contractor will:

Stop any inflow of water, grade the site for proper drainage and insulate surfaces as necessary to prevent condensation. Use a wet vacuum or sump pump to remove standing water.

Increase ventilation to complete the drying process. Use fans as necessary and establish continuous air circulation to keep the area dry. Completely dry materials exposed to water within 2448 hours. The key is moisture prevention.

EPA cleanup guidelines

Less than 10 square feet First, stop the moisture and dry out the area completely. Wear a High Efficiency Particulate Air respirator mask, safety goggles, rubber gloves and protect skin from exposure. Wet vacuum or steam clean to remove mold. After drying, vacuum with HEPA filter.

Between 10 and 100 square feet Consult a professional for the best method to prevent further spread of spores and human exposure during removal of contaminated materials. Things to consider include: containment of the moldy area with plastic sheeting, negative pressure and HEPA filtration of air, and protective clothing. Areas may need to be disinfected, and contaminated materials will need safe packaging and disposal.

More than 100 square feet A professional company should clean up large areas. Safety measures include containment, negative air pressure and HEPA filters. Competent professionals will be 40-hour 1910.120 OSHA trained, medically monitored and will wear the proper skin, eye and lung equipment to protect them and others from risk. Verify that they follow approved procedures such as those established by the New York City Department of Health for the assessment and remediation of fungi in indoor environments.

Handling mold at work

Here are four steps for keeping an indoor air quality problem from becoming a workplace and public relations disaster:

Limit the number of investigating personnel involved to minimize conflicts of opinion and the magnification of risk perception.

Maintain a log of complaints and symptoms, and send all affected employees to a single, knowledgeable physician to reduce rumor and misattribution of symptoms.

Do not evacuate a work area until there is convincing evidence of a significant health hazard. Once evacuated, it can be difficult to convince employees that they are not being exposed to toxic materials.

Communicate quickly and fully with employees to give them assurance that appropriate action is being taken and control the spread of rumors.

(Karen Schaefer is a member of the American Indoor Air Quality Council and a Certified Hazardous Materials Manager and vice-president of Sun-belt Environmental Services Inc.)