Mold 101: Remediation (Part 3 of 3)

This post is the final part of a series. If you missed the first two, you can find them here:

Mold 101: Quick Facts (Part 1)

Mold 101: Testing (Part 2)

 

Mold Remediation considerations

Disclaimer: This post is not intended to replace advice from a certified microbial consultant. It provides a basis of ideas for remediation practices, but ultimately the individual space in question needs to be assessed by a professional to make sure remediation is done properly.

Remediation of mold is a complex topic. According to the experts, about 30% of remediation jobs fail and end up needing to be re-done. It’s important to educate yourself about key practices, particularly if anyone in the family has CIRS (Chronic Inflammatory Response Syndrome).

Books that discuss remediation considerations (including do-it-yourself options):

1. Mold Money by Daniel Stih
2. The Mold Medic by Michael Rubino

 

General Pearls of Mold Wisdom:

• The source(s) of water intrusion MUST be fixed first before remediation begins! A thorough inspection of the building from head to toe with a testing company and laboratory testing helps ensure that there are no additional hidden sources of mold. Many buildings have multiple areas that need work.
• Some mold testing companies will also offer paid services to oversee remediation practices of another company to make sure it is following a CIRS protocol. This is a great option since individuals with CIRS cannot be physically present in the building during remediation and should be living elsewhere.
• All remediation should be performed by certified mold remediation companies/contractors and they should follow CIRS-specific Protocols. If a company does not know what CIRS Protocols entail, you should keep looking for a good fit.
• Make sure other building environmental toxins are also tested/addressed, such as asbestos and radon.
• Removal of impacted building material and insulation plus TWO FEET beyond any water damaged or mold contaminated area is necessary for further investigation as part of the process.
• Attics and crawlspaces have additional steps for remediation that are not outlined in this document.
• Treatment sprays applied to mold make the problem worse! Fogging in isolation is not a solution! Moldy materials must be REMOVED.

General Process of Mold Remediation For CIRS

Companies will vary in terms of their recommendations for how to remediate. Extra steps are necessary to ensure that a job renders a space healthy for someone living with CIRS. Below are some ideas for industry standards from CIRS-savvy companies and the order in which they should be performed.

 

Example of Sequential Steps for Remediation of a Space:

1. Engineering controls set up properly, including personal protective gear that remains in the workspace. Negative air containment of the entire affected area to prevent any cross contamination to the rest of the building is essential. This is usually achieved with air scrubbers in the space vented through an outside window (never vented into the building). Any impacted areas, surfaces, or building materials (including floor) within containments should NOT be covered with plastic.
2. Removal of all contents in the space.
3. Dehumidify to dry out any building components with elevated relative moisture content within the area.
4. HEPA air scrubbing throughout the entire affected areas to capture particulates, dirt, dust and mold spores that may become aerosolized during the remediation and removal of contaminated building materials.
5. Removal of moldy material plus at least 2 feet beyond any water damaged or mold contaminated building materials. Special considerations:
6. When growth is seen along windowsills, it’s important to also remove the base boards along the wall under the windows. If visible signs of suspect staining and/or suspect microbial growth is observed at the base of the drywall behind the base board, then remove the drywall and insulation two feet from the floor and two feet beyond any water damaged or mold contaminated building material for further investigation.
7. If damage is around a sink, it’s advised to have removal of the kick plate, base panel and back panel under sink for further investigation plus removal of wall assembly (drywall/plaster, baseboards, and insulation) at least 2 feet up from the ground and 2 feet beyond any water damaged or mold contaminated building materials.
8. HEPA vacuum plus damp wiping with a suitable cleaning agent. Cleaning agents should contain surfactants or detergents designed for the use and purpose of removing surface dirt and or mold growth. Sanding and or wire brushing may be required in those areas where the growth has penetrated the substrate. All cleaning processes should start and end with HEPA vacuuming. (Some experts also recommend use of antimicrobial essential oils on structures like support beams that cannot be removed, as a final step to prevent regrowth.)
9. Once properly cleaned advise a wipe down with a non-toxic anti-microbial solution for decontamination. (Antimicrobial should be no to low odor and VOC. MSDS sheet to be approved by the client and/or occupants). Surface treatment with an antimicrobial of all surfaces within the affected areas including but not limited to all exposed foundation walls, wood framing, subfloors sheathing and joists.
10. Some experts recommend expanding foam to seal gaps between building materials and to seal joints where water staining or suspect microbial growth was observed. This is controversial.
11. All surface areas within the entire containment to be HEPA vacuumed, wiped down, and HEPA vacuumed again. Implement HEPA air scrubbers for 48 hours prior to post remediation verification. (48 hours of air scrubbers is also controversial. Some experts claim that this can re-contaminate the space and is also an unnecessary added expense.)
12. Contents cleaning of household belongings following IICRC S520 guidelines.
13. Post Remediation Verification should be considered upon completion of the remediation to ensure a “normal” fungal ecology has been achieved. Air scrubbers need to be off for at least 24 hours before re-testing. The ERMI and other dust sampling should be performed 4-6 weeks after remediation to allow dust to build up to ensure accuracy.

 

HVAC Considerations:

The HVAC is the lungs of the home and if mold is airborne, there’s a good chance the system has been contaminated. Consult an expert about the order of events if an HVAC System has been contaminated. Keep in mind that the system(s) may need to be powered off during remediation. If contaminated, metal duct material may be remediated and cleaned, but other materials (like fiberboard) may need to be replaced due to their porous nature.

Below is a general idea of the proper order of events when the HVAC system has been contaminated.

1. Removal / cleaning of all duct work and air handler unit(s). Seal all registers afterwards.
2. Remediation of source areas and validate through clearance testing.
3. Perform full home cleanse and validate through clearance testing.
4. Once all areas have been cleared and validated, then install new HVAC system.

 

Content Cleaning Considerations:

To get rid of items vs. have content cleaning done depends on the scenario and the item itself. Most experts assert that the step of addressing personal belongings that were exposed to mold is non-negotiable for healing.

To do this, it’s helpful to categorize contents items by their likely restorability, which includes:

• Extrapolate the extent of mold contamination and water damage to the structure to the probable condition of the contents located in different areas and visually inspect for evidence of mold contamination.
• Determine the basic composition of content materials.
  • POROUS: Materials that easily absorb or adsorb moisture and if organic can easily support fungal growth (e.g. clothing and other textiles, padded or upholstered items, leather, taxidermy, paper goods, many types of fine art.
  • SEMI-POROUS: Materials that absorb or adsorb moisture slowly and if organic can support fungal growth (e.g. unfinished wood, masonry)
  • NON-POROUS: Materials that do not absorb or adsorb moisture or those that have surface treated and do not easily support fungal growth (e.g. finished wood, glass, metal, plastic)
• Evaluate the options as to the relative cost of cleaning versus the cost of replacement.
• Determine cleaning requirements in order to decide whether to clean contents on site or in a commercial facility.
• Determine those contents requiring remediation by a specialty cleaning company or professionals (e.g. fine art, electronics, rare books, priceless keepsakes).
• Samples may be taken by tap testing items like a fabric couch with Immunolytics plates to help make decisions. The car and garage environments should also be considered.
• Experts recommend the following: Non-porous (e.g., metals, glass, and hard plastics) and semi-porous (e.g., wood, and concrete) materials that are structurally sound and are visibly moldy can be cleaned and reused. Cleaning should be done using a detergent solution. Porous materials such as ceiling tiles and insulation, and wallboards with more than a small area of contamination should be removed and discarded. Porous materials (e.g., wallboard and fabrics) that can be cleaned, can be reused, but should be discarded if possible.
• A HEPA vacuum and nontoxic antifungal/antimicrobial solution is advised for do-it-yourself content cleaning. This must be performed in a staging area with additional considerations.
• A professional restoration consultant should be contacted when restoring porous materials with more than a small area of fungal contamination. All materials to be reused should be dry and visibly free from mold. Routine inspections should be conducted to confirm the effectiveness of remediation work.
• Ultimately, any belonging that continues to trigger symptoms should be removed. Items with sentimental value may be sealed in an airtight bin (with tape over the lid) to be evaluated at a later date, presuming they are stored elsewhere.

 

The information in this handout has been adapted from information provided by the two books listed above as well as information provided by remediation companies and additional expert websites, books and podcasts. This is a synthesis of information and should not constitute serving as a customized plan to follow.