Mold Remediation - Clean-Up

IMPORTANT NOTE:  In all situations, the underlying cause of the water accumulation (moisture source) must be identified and fixed or mold growth will positively continue!

Any initial water infiltration should be stopped and cleaned immediately.  An immediate response is considered a time frame that is within 24 to 48 hours.

Locate the exact source of the water problem and insure that it is properly or professionally fixed, and remember that time is important.  If it is a plumbing problem like a pipe that burst, you need to immediately turn off your water.    Never leave a leaky pipe running as it will cause mold to grow... and bacteria! 

Next, you must insure that all of the water damaged surfaces or materials are thoroughly cleaned and dried.  If soft materials such as paper, fabric, carpet etc., are unable to be dried and cleaned thoroughly, then you should discard it.

If the source of water is elevated humidity, humidity levels should be maintained between 35% and 45% to inhibit most microbial growth.  Emphasis should be on ensuring proper repairs of the building infrastructure, so that water damage and moisture buildup does not recur.

Five different levels of abatement (remediation - cleanup) are described below.

The size of the area impacted by fungal (mold) contamination will primarily determine the type of remediation. The sizing levels below are based on professional judgment and practicality; currently there is not adequate data to relate the extent of contamination to frequency or severity of health effects.

The goal of remediation is to safely and effectively remove, clean and/or discard any and all contaminated materials in such a way as to leave the object property in a environmental safe and clean condition.  All property must be inspected, suspect locations tested, source problems fixed, all known contamination contained then removed and finally pass a "clearance test" prior to dismantling containment.

During remediation, it is critical to insure that all contamination remains within the contained area and does not spread or enter occupied or non-abatement areas.  Also it is mandatory to protect the health of all workers performing the abatement by using the proper (PPE) Personal Protective Equipment.

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The listed remediation methods were designed to achieve this goal, however, due to the general nature of these methods it is the responsibility of the people conducting remediation to ensure the methods enacted are adequate.  The listed remediation methods are not meant to exclude other similarly effective methods.  Any changes to the remediation methods listed in these guidelines, however, should be carefully considered prior to implementation.

Non-porous materials such as, metal, glass, and hard plastics and semi-porous materials such as, hardwoods, and concrete) materials that are structurally sound and are visibly moldy can be cleaned and reused.

Cleaning should be done using a soapy 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 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.

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The use of gaseous, vapor-phase, or aerosolized biocides for remedial purposes is not recommended.  The use of biocides in this manner can pose health concerns for people in occupied spaces of the building and for people returning to the treated space if used improperly.  Furthermore, the effectiveness of these treatments is unproven and does not address the possible health concerns from the presence of the remaining non-viable mold.  For additional information on the use of biocides for remedial purposes, refer to the (ACGIH) American Conference of Governmental Industrial Hygienists' document, "Bioaerosols: Assessment and Control."

The 5 Remediation Levels:

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Level I: Small Isolated Areas (10 sq. ft or less) - e.g., ceiling tiles, small areas on walls

1. Remediation can be conducted by regular building maintenance staff.  Such persons should receive training on proper clean up methods, personal protection, and potential health hazards.  This training can be performed as part of a program to comply with the requirements of the OSHA Hazard Communication Standard (29 CFR 1910.1200).

2. Respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended. Long rubber gloves, ear plugs and snug fitting non-porous eye protection should be worn as a minimal precaution.

3. The work area should be unoccupied.  Vacating people from spaces adjacent to the work area is not necessary but is recommended in the presence of infants (less than 12 months old), persons recovering from recent surgery, immune suppressed people, or people with chronic inflammatory lung diseases (e.g., asthma, hypersensitivity pneumonitis, and severe allergies).

4. Containment of the work area is not necessary.  Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended.

5. Contaminated materials that cannot be cleaned should be removed from the building in a sealed plastic bag. There are no special requirements for the disposal of moldy materials.

6. The work area and areas used by remedial workers for egress should be cleaned with a damp cloth and/or mop and a detergent solution.

7. All areas should be left dry and visibly free from contamination and debris.

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Level II: Mid-Sized Isolated Areas (10 - 30 sq. ft.) - e.g., individual wallboard panels.

1. Remediation can be conducted by regular building maintenance staff. Such persons should receive training on proper clean up methods, personal protection, and potential health hazards. This training can be performed as part of a program to comply with the requirements of the OSHA Hazard Communication Standard (29 CFR 1910.1200).

2. Respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended. Long rubber gloves, ear plugs and snug fitting non-porous eye protection should be worn as a minimal precaution.

3. The work area should be unoccupied. Vacating people from spaces adjacent to the work area is not necessary but is recommended in the presence of infants (less than 12 months old), persons having undergone recent surgery, immune suppressed people, or people with chronic inflammatory lung diseases (e.g., asthma, hypersensitivity pneumonitis, and severe allergies).

4. The work area should be covered with a plastic sheet(s) and sealed with tape before remediation, to contain dust/debris.

5. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended.

6. Contaminated materials that cannot be cleaned should be removed from the building in sealed plastic bags. There are no special requirements for the disposal of moldy materials.

7. The work area and areas used by remedial workers for egress should be HEPA vacuumed (a vacuum equipped with a High-Efficiency Particulate Air filter) and cleaned with a damp cloth and/or mop and a detergent solution.

8. All areas should be left dry and visibly free from contamination and debris.

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Level III: Large Isolated Areas (30 - 100 square feet) - e.g., several wallboard panels.

A health and safety professional with experience performing microbial investigations should be consulted prior to remediation activities to provide oversight for the project.

The following procedures at a minimum are recommended:

1. Personnel trained in the handling of hazardous materials and equipped with respiratory protection, (e.g., N95 half facemask respirator - with "Purple HEPA canisters), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended. Gloves and eye protection should be worn.

2. The work area and areas directly adjacent should be covered with a plastic sheet(s) and taped before remediation, to contain dust/debris.

3. Seal ventilation ducts/grills in the work area and areas directly adjacent with plastic sheeting.

4. The work area and areas directly adjacent should be unoccupied. Further vacating of people from spaces near the work area is recommended in the presence of infants (less than 12 months old), persons having undergone recent surgery, immune suppressed people, or people with chronic inflammatory lung diseases (e.g., asthma, hypersensitivity pneumonitis, and severe allergies).

5. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended.

6. Contaminated materials that cannot be cleaned should be removed from the building in sealed plastic bags. There are no special requirements for the disposal of moldy materials.

7. The work area and surrounding areas should be HEPA vacuumed and cleaned with a damp cloth and/or mop and a detergent solution.

8. All areas should be left dry and visibly free from contamination and debris.

If abatement procedures are expected to generate a lot of dust (e.g., abrasive cleaning of contaminated surfaces, demolition of plaster walls) or the visible concentration of the fungi is heavy (blanket coverage as opposed to patchy), then it is recommended that the remediation procedures for Level IV are followed.

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Level IV: Extensive Contamination (greater than 100 contiguous square feet in an area)

A health and safety professional with experience performing microbial investigations should be consulted prior to remediation activities to provide oversight for the project. The following procedures are recommended:

1. Personnel trained in the handling of hazardous materials equipped with

   1. Full-face respirators with high efficiency particulate air (HEPA) cartridges

   2. Disposable protective clothing covering both head and shoes

   3. Full length rubber gloves

2. Containment of the affected area:

3. Complete isolation of work area from occupied spaces using plastic sheeting sealed with duct tape (including ventilation ducts/grills, fixtures, and any other openings)

4. The use of an exhaust fan with a HEPA filter to generate negative pressurization

5. Airlocks and decontamination room

   1. Vacating people from spaces adjacent to the work area is not necessary but is recommended in the presence of infants (less than 12 months old), persons having undergone recent surgery, immune suppressed people, or people with chronic inflammatory lung diseases (e.g., asthma, hypersensitivity pneumonitis, and severe allergies).

   2. Contaminated materials that cannot be cleaned should be removed from the building in sealed plastic bags. The outside of the bags should be cleaned with a damp cloth and a detergent solution or HEPA vacuumed in the decontamination chamber prior to their transport to uncontaminated areas of the building. There are no special requirements for the disposal of moldy materials.

   3. The contained area and decontamination room should be HEPA vacuumed and cleaned with a damp cloth and/or mop with a detergent solution and be visibly clean prior to the removal of isolation barriers.

   4. Air monitoring should be conducted prior to occupancy to determine if the area is fit to reoccupy.

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Level V: Remediation of HVAC Systems

A Small Isolated Area of Contamination (<10 square feet) in the HVAC System

1. Remediation can be conducted by regular building maintenance staff. Such persons should receive training on proper clean up methods, personal protection, and potential health hazards. This training can be performed as part of a program to comply with the requirements of the OSHA Hazard Communication Standard (29 CFR 1910.1200).

2. Respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended. Gloves and eye protection should be worn.

3. The HVAC system should be shut down prior to any remedial activities.

4. The work area should be covered with a plastic sheet(s) and sealed with tape before remediation, to contain dust/debris.

5. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended.

6. Growth supporting materials that are contaminated, such as the paper on the insulation of interior lined ducts and filters, should be removed. Other contaminated materials that cannot be cleaned should be removed in sealed plastic bags. There are no special requirements for the disposal of moldy materials.

7. The work area and areas immediately surrounding the work area should be HEPA vacuumed and cleaned with a damp cloth and/or mop and a detergent solution.

8. All areas should be left dry and visibly free from contamination and debris.

9. A variety of biocides are recommended by HVAC manufacturers for use with HVAC components, such as, cooling coils and condensation pans. HVAC manufacturers should be consulted for the products they recommend for use in their systems.

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Areas of Contamination (>10 square feet) in the HVAC System

A health and safety professional with experience performing microbial investigations should be consulted prior to remediation activities to provide oversight for remediation projects involving more than a small isolated area in an HVAC system.

The following procedures are recommended:

1. Personnel trained in the handling of hazardous materials equipped with:

2. Respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended.

3. Full length rubber gloves, Ear plugs and eye protection

4. Full-face respirators with HEPA cartridges and disposable protective clothing covering both head and shoes should be worn if contamination is greater than 30 square feet.

5. The HVAC system should be shut down prior to any remedial activities.

   Containment of the affected area:

   1. Complete isolation of work area from the other areas of the HVAC system using plastic sheeting sealed with duct tape.

   2. The use of an exhaust fan with a HEPA filter to generate negative pressurization.

   3. Airlocks and decontamination room if contamination is greater than 30 square feet.

6. Growth supporting materials that are contaminated, such as the paper on the insulation of interior lined ducts and filters, should be removed. Other contaminated materials that cannot be cleaned should be removed in sealed plastic bags. When a decontamination chamber is present, the outside of the bags should be cleaned with a damp cloth and a detergent solution or HEPA vacuumed prior to their transport to uncontaminated areas of the building. There are no special requirements for the disposal of moldy materials.

7. The contained area and decontamination room should be HEPA vacuumed and cleaned with a damp cloth and/or mop and a detergent solution prior to the removal of isolation barriers.

8. All areas should be left dry and visibly free from contamination and debris.

9. Air monitoring should be conducted prior to re-occupancy with the HVAC system in operation to determine if the area(s) served by the system are fit to reoccupy.

10. A variety of biocides are recommended by HVAC manufacturers for use with HVAC components, such as, cooling coils and condensation pans. HVAC manufacturers should be consulted for the products they recommend for use in their systems.

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Hazard Communication

When fungal growth requiring large-scale remediation is found, the building owner, management, and/or employer should notify occupants in the affected area(s) of its presence.

Notification should include a description of the remedial measures to be taken and a timetable for completion. Group meetings held before and after remediation with full disclosure of plans and results can be an effective communication mechanism. Individuals with persistent health problems that appear to be related to bioaerosol exposure should see their physicians for a referral to practitioners who are trained in occupational/environmental medicine or related specialties and are knowledgeable about these types of exposures. Individuals seeking medical attention should be provided with a copy of all inspection results and interpretation to give to their medical practitioners.

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Conclusion

In summary, the prompt remediation of contaminated material and infrastructure repair must be the primary response to fungal contamination in buildings. The simplest and most expedient remediation that properly and safely removes fungal growth from buildings should be used. In all situations, the underlying cause of water accumulation must be rectified or the fungal growth will recur. 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 specialist. Effective communication with building occupants is an essential component of all remedial efforts. Individuals with persistent health problems should see their physicians for a referral to practitioners who are trained in occupational/environmental medicine or related specialties and are knowledgeable about these types of exposures.

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