BACKGROUND

Mold is a type of fungus. It occurs naturally in our environment and it is necessary for the natural decomposition of plant and other organic material. It has been around for millions of years! Mold spores are everywhere outside and spread by means of microscopic spores borne on the wind. Mold can be found everywhere you find living plants and animals. Mold's color is influenced by the nutrient source and age. It appears black or green when a lot of mold is growing on a surface. Mold can also appear a colorful pink or purple in some instances. Mold growing on fabric is called mildew.

In the last several years mold has been a subject of discussion and concern for homeowners, even though it has always existed. We humans share the planet with mold. Everyone is exposed to molds. The concern is if you are living with mold in your home it could affect your health. The effects on health - if any - depend on the type of mold, the level of mold exposure, and the sensitivity of the person exposed. Some individuals experience no reaction after exposure, while others feel ill. The most common reaction is allergic (watery eyes, runny nose, sneezing, nasal congestion, etc.) People most sensitive to mold exposure are those with allergies. And like other allergies people react differently to the same allergen. If you have asthma, exposure may cause an asthma attack, as most asthma sufferers already know.

The general consensus in the medical community is that mold can indeed act as an allergen and cause hay-fever like symptoms. The health effects are uncertain and unproven. The CDC states that a casual link between the presence of mold and serious health conditions has not been proven.

TESTING

If you see mold or you smell mold - you have mold. You don't need to test for mold if you see it or smell it. Besides that, few available standards for judging mold concentration are available. And other factors must be included in the sampling such as indoor and outdoor air, moisture etc. If you do decide to have testing done, call your local health department for recommendations on selecting a testing service.

CAUSES

The type of mold does not determine the treatment. All molds should be treated the same way. To handle mold, first let's look at the factors that cause mold to grow and exist:

• Moisture. Mold needs water to grow. No water, no mold. Moisture in the home may be the result from spills, leaks, overflows, broken pipes, condensations, and high humidity. Mold can develop within 24 to 48 hours in the presence of moisture. Moisture is the key ingredient for mold growth and the only one that can be eliminated.
• Nutrients. Organic nutrients serve as a food source for mold. Common molds tend to eat things in our homes such as drywall, ceiling tiles, wood, wallpaper, paint, insulation materials, carpet, fabric, and upholstery. They can even eat dust and gases in the air. It's virtually impossible to eliminate mold's food supply.
• Air. Mold spores, as stated above, are everywhere. They exist indoors as well as outdoors and can never be eliminated entirely. We need air obviously, so we are not about to get rid of this factor.
• Temperature. The best temperature for mold to grow is between 40°F and 100°F. This about covers the comfort level in your home! You can control the temperature in a house, but you usually do not go below or above these temperatures.

So, what is comfortable to us humans, is also comfy to mold.

PREVENTIVE MEASURES

Listed below are several positive steps to reduce or eliminate the occurrence of mold growth in the home, thus reducing any possible adverse effects:

1. Before bringing items into the home, check for signs of mold. Potted plants, furnishings, or stored clothing and bedding material, etc. could already contain mold growth.
2. Regularly vacuum. Clean and disinfect bath wet areas. Mild bleach solutions and most tile cleaners are effective in eliminating mold growth. There are also several good disinfectant household cleaners available.
3. Dry all wet surfaces and locate the source of the water infiltration.
4. Inspect for leaks regularly. Look around inside your home at walls, ceilings, floors, windows, doors and any other home product that is attached to or breaks the plane of your walls, ceilings and floors. If you notice a discoloration, an abnormal softness, or beginnings of rot, you may have a leak. Find the source and do not delay in the repair. NOTE: Finding the source of a leak can be difficult. Homes are built in layers and by so many different groups of people and with so many different products. Even the age of a home and the effects of environment and settling can add to the moisture invasion. Be diligent, patient and determined. Continued inspection of your own home will promote awareness of anything that may not be normal and keep any type of repair to the minimum when it comes to cost. You know your own home better than anyone.
5. Determine the level of humidity. (Hardware stores sell instruments that measure humidity levels.) Keeping the level below 60% in the summer, will most likely prevent condensation and mold growth. In Atlanta, we experience humid summers so keeping windows and doors open can cause the humidity level inside, to rise. Winter is cold and mold doesn't like cold, so there is usually no mold outside. And since mold spores are everywhere outside and spread by means of microscopic spores borne on the wind, mold does not pose much of a problem in winter.
6. Vent clothes dryers to the outside. Ventilate kitchens and bathrooms by using exhaust fans. Running an air conditioner and using a dehumidifier help control moisture. Be sure to empty daily and clean the dehumidifier often.
7. Make sure the drip pan on your AC unit has not overflowed, and check around the air conditioning system for dampness.
***Inspect exteriors for proper flashing and drainage and landscape problems.
8. Windows and doors should be properly flashed. Flashing should be above and extend to the ends of the exterior window and door trim.
9. Know that continuous rains (like this summer's rains in Atlanta) can affect the grade of land around your home. Some erosion or redirection of grade may occur. Drainage is the key to rain and ground-water management. Drainage applies to assemblies such as walls, roofs, and foundations as well as to the components that can be found in walls, roofs, and foundations, such as windows, doors and skylights. Balconies, decks, railings and dormers can also be affected by drainage. Overhangs and gutter systems are helpful to drain water away from home. Use of splashblocks or corrugated piping to take the water away from the home's foundation may be helpful. Site grading is necessary to keep water flowing from around the foundation as well.
10. Shrubbery that is overgrown can trap moisture onto the home's exterior. Both overgrown trees and shrubs prevent wind from drying a house after the dew or rain. Keep landscaping from staying in contact with your homes exterior.
11. Correctly direct lawn sprinklers away from the home.

MOLD CLEAN UP

Should mold develop, thoroughly clean the surface with a mild solution of bleach. First, test to see if the affected material is color safe. Use a mask or respirator for protection against inhaling airborne spores. Also wear eye protection such as glasses and gloves.

Porous materials, such as fabrics, upholstery, carpet, ceiling tiles, insulation, and wallboard should be discarded. Non- and semi-porous materials can be dried, cleaned and reused. These materials include metal, glass, hard plastics, wood and concrete. All materials to be reused should be dry and visibly mold-free. Again, periodic inspections should follow.

REMEDIATION

These suggestions are for minor mold problems. If a situation exists that is beyond minor, consult a remediation expert. Remediation refers to the process by which mold is cleaned-up and removed from the home.

The goal of remediation is to remove the mold without contaminating other parts of the home.

The US EPA suggests that where mold growth is between 10 and 30 square feet, the job shouldn't be too difficult to clean up with the proper respect to clean-up methods, personal protection, and potential health hazards. The EPA further suggests that where the mold growth exceeds 30 sq ft or is otherwise severe, a remediation professional should be consulted to provide information and oversight. There are currently no official standards for mold remediation. Nevertheless, certain guidelines do exist. Most experts rely on written guidelines issued by the NYC Dept of Health and the US EPA.

NOTE: Employ separate companies to inspect and remediate so that there is no conflict of interest and you can be relatively sure that the job is done right.

Make sure the "expert" hired to handle the clean-up process has education and training that qualifies them to do the job. Check for references, successes, and failures on past jobs (to see how they were handled), and an overall solid reputation. Be sure the remediation firm gives a complete analysis of what will be done during the process, has adequate insurance coverage, and the firm names you as an "additional insured" on their policy. Finally, try to get the remediation firm to sign a "hold harmless and indemnity agreement," whereby they agree to defend and indemnify you in the event of a problem.

The 1st step in any remediation plan, (even the minor clean up stated above) is to identify and repair the moisture source. This can be difficult since homes are built in layers and by so many different groups of people and so many different products. Even the age of a home and the effects of environment and settling can add to the moisture invasion. Be diligent, patient and determined to find and repair the moisture problem. Once the moisture source has been eliminated, you can get started with the remediation.

The mantra for clean up is "clean and dry." Most remediation projects employ four clean-up methods:

• Wet vacuum. Remove accumulated water.
• Damp wipe. Wipe down non- and semi-porous materials with a water and detergent mixture.
• Remove damaged materials from the premises. To avoid contaminating the rest of the home, removed items should be wrapped in plastic before removing from the room they were found. Debris can then be thrown in the garbage. No special precautions are necessary like with asbestos removal.
• HEPA (high-efficiency particulate air) vacuum. After wet or contaminated materials have been dried or removed, the entire area should be thoroughly vacuumed.

Once all of this clean up is complete, how do you know if it really is completed? If you don't see it or smell it on a surface, you probably don't have it. And if you do have some, even though you don't see it or smell it - you certainly don't have much of it. A little bit of residual mold is NOT a problem, unless moisture is still around. Remember mold is everywhere and has been for millions of years! Keep your house clean, dusted, and DRY.

SOURCES

NAHB Research Center Inc., Helping Your Buyers Understand Mold and A Builder's Guide to Handling Mold

Building Science Corporation, Mold articles by Nathan Yost, MD; Joseph Lstiburek, Ph.D, P.Eng and Terry Brennan, MS