Mold Remediation \
in Schools and
Commercial
Buildings
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Mold Remediation in Schools and Commercial Buildings
Acknowledgements
This document was prepared by the Indoor Environments Division
(IED) of the U.S. Environmental Protection Agency. IED would like to thank
the reviewers of this document who provided many valuable and insightful
comments, and the contractors who provided support during the
development of this document. EPA would also like to thank those who
provided photos: Terry Brennan (Photo #2, Photo #3A, Photo #4A, Photo
#6, Photo #8, Photo #9); Paul Ellringer (Photo #4C); Stephen Vesper, Ph.D.
(Photo #3B); and Chin Yang, Ph.D. (cover photos, Photo #4B, Photo #5,
Photo #7).
Please note that this document presents recommendations on mold
remediation. EPA does not regulate mold or mold spores in indoor air.
This document is available as a text-searchable HTML document on EPA's web
server at:
www.epa.gov/iaq/molds (last updated - June 25, 2001).
You can download an Adobe Acrobat version of this document at:
www.epa.gov/iaq/molds/graphics/moldremediation.pdf
intro-pages.p65 2 07/02/2001, 10:37 AM
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EPA 402-K-01-001
March 2001
Mold Remediation
in Schools and
Commercial
Buildings
U.S. Environmental Protection Agency
Office of Air and Radiation
Indoor Environments Division
1 200 Pennsylvania Avenue, NW
Mailcode: 6609J
Washington, DC 20460
www.epa.gov/iaq/molds
(last updated - June 25, 2001)
Adobe Acrobat PDF file
www.epa.gov/iaq/molds/graphics/moldremediation.pdf
intro-pages.p65 1 07/02/2001, 10:37 AM
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CONTENTS
INTRODUCTION 1
PREVENTION 3
INVESTIGATING, EVALUATING, AND REMEDIATING MOISTURE AND
MOLD PROBLEMS 4
Mold Remediation - Key Steps 5
Plan the Remediation Before Starting Work 6
Remediation Plan 6
HVAC System 7
Hidden Mold 8
Remediation 9
Table 1: Water Damage - Cleanup and Mold Prevention 10
Table 2: Mold Remediation Guidelines 12
Cleanup Methods 16
Personal Protective Equipment (PPE) 19
Containment 21
Equipment 23
How Do You Know When You Have Finished
Remediation/Cleanup? 26
CHECKLIST FOR MOLD REMEDIATION 27
RESOURCES LIST 29
REFERENCES 35
APPENDIX A - GLOSSARY 37
APPENDIX B - INTRODUCTION TO MOLDS 39
Molds in the Environment 39
Health Effects and Symptoms Associated with Mold Exposure 39
Mold Toxins 41
Microbial Volatile Organic Compounds (mVOCs) 43
Glucans or Fungal Cell Wall Components 43
Spores 43
APPENDIX C - COMMUNICATION WITH BUILDING OCCUPANTS 45
Mold in Schools 45
INDEX 47
INSERT: CHECKLIST FOR MOLD REMEDIATION
intro-pages.p65 3 03/29/2001, 7:44 AM
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Moisture Control is the Key to Mold Control
Molds gradually destroy the things they
grow on. Prevent damage to building
materials and furnishings, save money,
and avoid potential health risks by
controlling moisture and eliminating mold
growth.
INTRODUCTION
Concern about indoor exposure to mold has been increasing as the
public becomes aware that exposure to mold can cause a variety of
health effects and symptoms, including allergic reactions. This
document presents guidelines for the remediation/cleanup of mold
and moisture problems in schools and commercial buildings; these
guidelines include measures designed to protect the health of
building occupants and remediators. It has been designed primarily
for building managers,
custodians, and others
who are responsible for
commercial building
and school
maintenance. It should
serve as a reference for
potential mold and
moisture remediators.
Using this document,
individuals with little
or no experience with
mold remediation
should be able to make
a reasonable judgment
as to whether the
situation can be
handled in-house. It
will help those in
charge of maintenance
to evaluate an in-house
remediation plan or a
remediation plan submitted by an outside contractor.1 Contractors
and other professionals who respond to mold and moisture situations
in commercial buildings and schools may also want to refer to these
guidelines.
Photo 2: Extensive mold contamination of
ceiling and walls
If you choose to use outside contractors or professionals, make sure they have
experience cleaning up mold, check their references, and have them follow the
recommendations presented In this document, the guidelines of the American
Conference of Government Industrial Hyglenlsts (ACGIH) (see Resources List),
and/or guidelines from other professional organizations.
inside.p65
6/12/2001, 10:08 AM
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Mold Remediation in Schools and Commercial Buildings
Molds can be found almost anywhere; they can grow on virtually
any organic substance, as long as moisture and oxygen are present.
There are molds that can grow on wood, paper, carpet, foods, and
insulation. When excessive moisture accumulates in buildings or on
building materials, mold growth will often occur, particularly if the
moisture problem remains undiscovered or unaddressed. It is
impossible to eliminate all mold and mold spores in the indoor
environment. However, mold growth can be controlled indoors by
controlling moisture indoors.
Molds reproduce by making spores that usually cannot be seen
without magnification. Mold spores waft through the indoor and
outdoor air continually. When mold spores land on a damp spot
indoors, they may begin growing and digesting whatever they are
growing on in order to survive. Molds gradually destroy the things
they grow on.
Many types of molds exist. All molds have the potential to cause
health effects. Molds can produce allergens that can trigger allergic
reactions or even asthma attacks in people allergic to mold. Others are
known to produce potent toxins and/or irritants. Potential health
concerns are an important reason to prevent mold growth and to
remediate/clean up any existing indoor mold growth.
Since mold requires water to grow, it is important to prevent moisture
problems in buildings. Moisture problems can have many causes,
including uncontrolled humidity. Some moisture problems in
buildings have been linked to changes in building construction
practices during the 1970s, 80s, and 90s. Some of these changes
have resulted in buildings that are tightly sealed, but may lack
adequate ventilation, potentially leading to moisture buildup.
Building materials, such as drywall, may not allow moisture to
escape easily. Moisture problems may include roof leaks,
landscaping or gutters that direct water into or under the building,
and unvented combustion appliances. Delayed maintenance or
insufficient maintenance are also associated with moisture problems
in schools and large buildings. Moisture problems in portable
classrooms and other temporary structures have frequently been
associated with mold problems.
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Moisture Control is the Key to Mold Control
When mold growth occurs in buildings, adverse health problems
may be reported by some building occupants, particularly those
with allergies or respiratory problems. Remediators should avoid
exposing themselves and others to mold-laden dusts as they conduct
their cleanup activities. Caution should be used to prevent mold and
mold spores from being dispersed throughout the air where they
can be inhaled by building occupants.
PREVENTION
The key to mold control is moisture control. Solve moisture
problems before they become mold problems!
Mold Prevention Tips
Fix leaky plumbing and leaks in the building envelope as soon as
possible.
Watch for condensation and wet spots. Fix source(s) of moisture
problem(s) as soon as possible.
Prevent moisture due to condensation by increasing surface
temperature or reducing the moisture level in air (humidity). To
increase surface temperature, insulate or increase air circulation.
To reduce the moisture level in air, repair leaks, increase
ventilation (if outside air is cold and dry), or dehumidify (if outdoor
air is warm and humid).
Keep heating, ventilation, and air conditioning (HVAC) drip pans
clean, flowing properly, and unobstructed.
Vent moisture-generating appliances, such as dryers, to the
outside where possible.
Maintain low indoor humidity, below 60% relative humidity (RH),
ideally 30-50%, if possible.
Perform regular building/HVAC inspections and maintenance as
scheduled.
Clean and dry wet or damp spots within 48 hours.
Don't let foundations stay wet. Provide drainage and slope the
ground away from the foundation.
03/29/2001, 7:41 AM
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Mold Remediation - Key Steps
Consult health professional
as appropriate
throughout process
Select
remediation manager
Assess size of mold problem
and note type of
mold-damaged materials
Communicate with building
occupants throughout proces:
as appropriate to situation
Plan remediation,
adapt guidelines to
fit situation, see Tables 1 & 2
I
Identify source or
cause of water or
moisture problem
Hidden mold discovered,
reevaluate plan
Select personal protective
equipment (PPE)
Select containment
equipment
Remediate
Clean and dry
moldy materials
See Table 2
Select remediation
personnel or team
In-house
expertise
Discard moldy items
that can't be cleaned
Dry non-moldy items
within 48 hours
See Table 1
Check for return of
moisture and mold problem
Outside
expertise
Fix water or
moisture problem
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Mold Remediation in Schools and Commercial Buildings
INVESTIGATING, EVALUATING, AND REMEDIATING
MOISTURE AND MOLD PROBLEMS
Safety Tips While Investiiiatirtg and Evaluating
Mold and Moisture. Problem®
• Do not touch mold or moldy items with bare hands.
• Do not get mold or mold spores in your eyes.
• Do not breathe in mold or mold spores.
• Consult Table 2 and text for Personal Protective Equipment (PPE)
and containment guidelines.
• Consider using PPE when disturbing mold. The minimum PPE is an N-95
respirator, gloves, and eye protection.
Moldy Areas Encountered During an Investigation
Photo 3A: Mold growing in closet as
a result of condensation from room
air
Photo 3B: Front side of wall-
board looks fine, but the back
side is covered with mold
inside. p65
03/29/2001, 7:41 AM
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Mold Remediation in Schools and Commercial Buildings
PLAN THE REMEDIATION BEFORE STARTING WORK
Questions to Consider Before
Remediating
Are there existing moisture
problems in the building?
Have building materials been
wet more than 48 hours? (See
Table 2 and text)
Are there hidden sources of
water or is the humidity too
high (high enough to cause
condensation)?
Are building occupants
reporting musty or moldy
odors?
Are building occupants
reporting health problems?
Are building materials or
furnishings visibly damaged?
Has maintenance been
delayed or the maintenance
plan been altered?
Has the building been recently
remodeled or has building use
changed?
Is consultation with medical or
health professionals indicated?
Remediation Plan
Assess the size of the mold and/
or moisture problem and the
type of damaged materials
before planning the remediation
work. Select a remediation
manager for medium or large
jobs (or small jobs requiring
more than one person). The
remediation plan should include
steps to fix the water or moisture
problem, or the problem may
reoccur. The plan should cover
the use of appropriate Personal
Protective Equipment (PPE) and
include steps to carefully
contain and remove moldy
building materials to avoid
spreading the mold.2 A
remediation plan may vary
greatly depending on the size
and complexity of the job, and
may require revision if
circumstances change or new
facts are discovered.
The remediation manager's
highest priority must be to
protect the health and safety of the building occupants and
remediators. It is also important to communicate with building
occupants when mold problems are identified.3 In some cases,
Molds are known allergens and may be toxic. You may wish to use Personal
Protective Equipment (PPE) while Investigating a mold problem, as well as during
remedlatlon/clean-up situations. The minimum PPE Includes an N-95 respirator,
gloves, and eye protection.
See Appendix C.
inside.p65
6/25/2001, 11:02 AM
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Moisture Control is the Key to Mold Control
especially those involving large areas of contamination, the
remediation plan may include temporary relocation of some or all of
the building occupants. The decision to relocate occupants should
consider the size and type of the area affected by mold growth, the
type and extent of health effects reported by the occupants, the
potential health risks that could be associated with debris, and the
amount of disruption likely to be caused by remediation activities. If
possible, remediation activities should be scheduled during off-hours
when building occupants are less likely to be affected.
Remediators, particularly those with health-related concerns, may
wish to check with their doctors or health care professionals before
working on mold remediation or investigating potentially moldy
areas. If you have any doubts or questions, you should consult a
health professional before beginning a remediation project.
HVAC System
Do not run the HVAC system if you know or suspect that it is
contaminated with mold. If you suspect that it may be contaminated
(it is part of an identified moisture problem, for instance, or there is
mold growth near the intake to the system), consult EPA's guide
Should You Have the Air Ducts in Your Home Cleaned?4 before taking
further action (see Resources List).
Photo 4A: Contami-
nated fibrous insulation
inside air handler cover
Photo 4B: Mold growth Photo 4C: Moldy air duct
on air diffuser in ceiling
Although this document has a residential focus, it is applicable to other building
types.
03/29/2001, 7:41 AM
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Mold Remediation in Schools and Commercial Buildings
Photo 5: Mold growth behind wallpaper
Hidden Mold
In some cases, indoor
mold growth may not
be obvious. It is
possible that mold may
be growing on hidden
surfaces, such as the
back side of dry wall,
wallpaper, or paneling,
the top of ceiling tiles,
the underside of
carpets and pads, etc.
Possible locations of
hidden mold can
include pipe chases
and utility tunnels (with leaking or condensing pipes), walls behind
furniture (where condensation forms), condensate drain pans inside
air handling units, porous thermal or acoustic liners inside ductwork,
or roof materials above ceiling tiles (due to roof leaks or insufficient
insulation). Some building materials, such as dry wall with vinyl
wallpaper over it or wood paneling, may act as vapor barriers,5
trapping moisture underneath their surfaces and thereby providing a
moist environment where mold can grow. You may suspect hidden
mold if a building smells moldy, but you cannot see the source, or if
you know there has been water damage and building occupants are
reporting health problems. Investigating hidden mold problems may
be difficult and will require caution when the investigation involves
disturbing potential sites of mold growth—make sure to use PPE. For
example, removal of wallpaper can lead to a massive release of spores
from mold growing on the underside of the paper. If you believe that
you may have a hidden mold problem, you may want to consider
hiring an experienced professional. If you discover hidden mold, you
should revise your remediation plan to account for the total area
affected by mold growth.
For more information on vapor barriers and building construction, see Resources
List. It is important that building materials be able to dry; moisture should not be
trapped between two vapor barriers or mold may result.
03/29/2001, 7:41 AM
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Moisture Control is the Key to Mold Control
The Key to Mold Control
is Moisture Control!
REMEDIATION
1. Fix the water or humidity
problem. Complete and carry
out repair plan if appropriate.
Revise and/or carry out
maintenance plan if necessary.
Revise remediation plan as
necessary, if more damage is
discovered during remediation.
See Mold Remediation - Key
Steps (page 5) and Resources
List (page 29) for additional
information.
2. Continue to communicate
with building occupants, as
appropriate to the situation. Be
sure to address all concerns.
3. Completely clean up mold
and dry water-damaged areas.
Select appropriate cleaning and drying methods for damaged/
contaminated materials. Carefully contain and remove moldy
building materials. Use appropriate Personal Protective Equipment
(PPE). Arrange for outside professional support if necessary.
When addressing mold
problems, don't forget to
address the source of the
moisture problem, or the mold
problem may simply reappear!
Remember to check for high
humidity and condensation
problems as well as actual
water leaks, maintenance
issues, and HVAC system
problems.
Protect the health and safety
of the building occupants and
remediators. Consult a health
professional as needed. Use
PPE and containment as
appropriate when working
with mold.
03/29/2001, 7:41 AM
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Mold Remediation in Schools and Commercial Buildings
Table 1: Water Damage Cleanup and Mold Prevention6
Table 1 presents strategies to respond to water damage within 24-48
hours. These guidelines are designed to help avoid the need for
remediation of mold growth by taking quick action before growth
starts. If mold growth is found on the materials listed in Table 1, refer
to Table 2 for guidance on remediation. Depending on the size of the
area involved and resources available, professional assistance may be
needed to dry an area quickly and thoroughly.
Please note that Tables 1 and 2 contain general guidelines. Their purpose is to
provide basic information for remediation managers to first assess the extent of the
damage and then to determine whether the remediation should be managed by in-
house personnel or outside professionals. The remediation manager can then use
the guidelines to help design a remediation plan or to assess a plan submitted by
outside professionals.
03/29/2001, 7:41 AM
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Table 1 : Water Damage - Cleanup and Mold Prevention
Guidelines for Response to Clean Water Damage within 24-48 Hours to Prevent Mold Growth*
Water-Damaged Material*
Books and papers
Carpet and backing - dry
within 24-48 hours5
Ceiling tiles
Cellulose insulation
Concrete or cinder block
surfaces
Fiberglass insulation
Hard surface, porous
flooring5 (Linoleum,
ceramic tile, vinyl)
Non-porous, hard surfaces
(Plastics, metals)
Upholstered furniture
Wallboard
(Drywall and gypsum
board)
Window drapes
Wood surfaces
Actions
* For non-valuable items, discard books and papers.
* Photocopy valuable/important items, discard originals.
* Freeze (in frost-free freezer or meat locker) or freeze-dry.
* Remove water with water extraction vacuum.
* Reduce ambient humidity levels with dehumidifier.
* Accelerate drying process with fans.
* Discard and replace.
* Discard and replace.
* Remove water with water extraction vacuum.
* Accelerate drying process with dehumidifiers, fans, and/or heaters.
* Discard and replace.
* Vacuum or damp wipe with water and mild detergent and allow to dry; scrub
if necessary.
* Check to make sure underflooring is dry; dry underflooring if necessary.
* Vacuum or damp wipe with water and mild detergent and allow to dry; scrub
if necessary.
* Remove water with water extraction vacuum.
* Accelerate drying process with dehumidifiers, fans, and/or heaters.
* May be difficult to completely dry within 48 hours. If the piece is valuable, you
may wish to consult a restoration/water damage professional who specializes in
furniture.
* May be dried in place if there is no obvious swelling and the seams are intact.
If not, remove, discard, and replace.
* Ventilate the wall cavity, if possible.
* Follow laundering or cleaning instructions recommended by the manufacturer.
* Remove moisture immediately and use dehumidifiers, gentle heat, and fans
for drying. (Use caution when applying heat to hardwood floors.)
* Treated or finished wood surfaces may be cleaned with mild detergent and
clean water and allowed to dry.
* Wet paneling should be pried away from wall for drying.
*lf mold growth has occurred or materials have been wet for more than 48 hours, consult Table 2 guidelines. Even if
materials are dried within 48 hours, mold growth may have occurred. Items may be tested by professionals if there
is doubt. Note that mold growth will not always occur after 48 hours; this is only a guideline.
These guidelines are for damage caused by clean water. If you know or suspect that the water source is
contaminated with sewage, or chemical or biological pollutants, then Personal Protective Equipment and
containment are required by OSMA. An experienced professional should be consulted if you and/or your remediators
do not have expertise remediating in contaminated water situations. Do not use fans before determining that the
water is clean or sanitary.
T If a particular item(s) has high monetary or sentimental value, you may wish to consult a restoration/water damage
specialist.
5 The subfloor under the carpet or other flooring material must also be cleaned and dried. See the appropriate
section of this table for recommended actions depending on the composition of the subfloor.
1 1
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Mold Remediation in Schools and Commercial Buildings
Table 2: Mold Remediation Guidelines7
Mold and Indoor Air
Regulations and Standards
Standards or Threshold Limit
Values (TLVs) for airborne
concentrations of mold, or mold
spores, have not been set. As of
December 2000, there are no
EPA regulations or standards for
airborne mold contaminants.
Table 2 presents remediation
guidelines for building materials
that have or are likely to have
mold growth. The guidelines in
Table 2 are designed to protect
the health of occupants and
cleanup personnel during
remediation. These guidelines
are based on the area and type of
material affected by water
damage and/or mold growth.
Please note that these are guidelines; some professionals may prefer
other cleaning methods. If you are considering cleaning your ducts as
part of your remediation plan, you should consult EPA's publication
entitled, Should You Have the Air Ducts In Your Home Cleaned?* (see
Resources List). If possible, remediation activities should be scheduled
during off-hours when building occupants are less likely to be affected.
Although the level of personal protection suggested in these
guidelines is based on the total surface area contaminated and the
potential for remediator and/or occupant exposure, professional
judgment should always play a part in remediation decisions. These
remediation guidelines are based on the size of the affected area to
make it easier for remediators to select appropriate techniques, not on
the basis of health effects or research showing there is a specific
method appropriate at a certain number of square feet. The guidelines
have been designed to help construct a remediation plan. The
remediation manager will then use professional judgment and
experience to adapt the guidelines to particular situations. When in
doubt, caution is advised. Consult an experienced mold remediator
for more information.
Please note that Tables 1 and 2 contain general guidelines. Their purpose is to
provide basic information for remediation managers to first assess the extent of the
damage and then to determine whether the remediation should be managed by in-
house personnel or outside professionals. The remediation manager can then use
the guidelines to help design a remediation plan or to assess a plan submitted by
outside professionals.
Although this document has a residential focus, it is applicable to other building
types.
1 2
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Moisture Control is the Key to Mold Control
In cases in which a particularly toxic mold species has been identified
or is suspected, when extensive hidden mold is expected (such as
behind vinyl wallpaper or in the
HVAC system), when the
chances of the mold becoming
If building occupants are
reporting serious health
Health Concerns
airborne are estimated to be
high, or sensitive individuals
(e.g., those with severe allergies
or asthma) are present, a more
cautious or conservative
approach to remediation is indicated. Always make sure to protect
remediators and building occupants from exposure to mold.
concerns, you should consult a
health professional.
i 3
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Table 2: Guidelines for Remediating Building Materials
with Mold Growth Caused by Clean Water*
Material or Furnishing
Affected
Cleanup
Methods'
Personal Protective
Equipment
Containment
SMALL - Total Surface Area Affected Less Than 10 square feet (ft2)
Books and papers
Carpet and backing
Concrete or cinder block
Hard surface, porous flooring
(linoleum, ceramic tile, vinyl)
Non-porous, hard surfaces
(plastics, metals)
Upholstered furniture & drapes
Wallboard (drywall and gypsum
board)
Wood surfaces
3
1,3
1,3
1,2,3
1,2,3
1,3
3
1,2,3
Minimum
N-95 respirator, gloves, and
goggles
None required
MEDIUM - Total Surface Area Affected Between 10 and 100 (ft2)
Books and papers
Carpet and backing
Concrete or cinder block
Hard surface, porous flooring
(linoleum, ceramic tile, vinyl)
Non-porous, hard surfaces
(plastics, metals)
Upholstered furniture & drapes
Wallboard (drywall and gypsum
board)
Wood surfaces
3
1,3,4
1,3
1,2,3
1,2,3
1,3,4
3,4
1,2,3
Limited or Full
Use professional judgment,
consider potential for
remediator exposure and size
of contaminated area
Limited
Use professional
judgment, consider
potential for
remediator/occupant
exposure and size of
contaminated area
LARGE - Total Surface Area Affected Greater Than 100 (ft2) or Potential for
Increased Occupant or Remediator Exposure During Remediation Estimated to be Significant
Books and papers
Carpet and backing
Concrete or cinder block
Hard surface, porous flooring
(linoleum, ceramic tile, vinyl)
Non-porous, hard surfaces
(plastics, metals)
Upholstered furniture & drapes
Wallboard (drywall and gypsum
board)
Wood surfaces
3
1,3,4
1,3
1,2,3,4
1,2,3
1,3,4
3,4
1,2,3,4
Full
Use professional judgment,
consider potential for
remediator exposure and size
of contaminated area
Full
Use professional
judgment, consider
potential for
remediator/occupant
exposure and size of
contaminated area
1 4
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03/29/2001, 7:41 AM
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Table 2 continued
*Use professional judgment to determine prudent levels of Personal Protective Equipment and
containment for each situation, particularly as the remediation site size increases and the potential
for exposure and health effects rises. Assess the need for increased Personal Protective Equipment,
if, during the remediation, more extensive contamination is encountered than was expected. Consult
Table 1 if materials have been wet for less than 48 hours, and mold growth is not apparent.
These guidelines are for damage caused by clean water. If you know or suspect that the water
source is contaminated with sewage, or chemical or biological pollutants, then the Occupational
Safety and Health Administration (OSHA) requires PPE and containment. An experienced professional
should be consulted if you and/or your remediators do not have expertise in remediating
contaminated water situations.
'Select method most appropriate to situation. Since molds gradually destroy the things they grow
on, if mold growth is not addressed promptly, some items may be damaged such that cleaning will
not restore their original appearance. If mold growth is heavy and items are valuable or important,
you may wish to consult a restoration/water damage/remediation expert. Please note that these are
guidelines; other cleaning methods may be preferred by some professionals.
CLEANUP METHODS
Method 1: Wet vacuum (in the case of porous materials, some mold spores/fragments will remain in
the material but will not grow if the material is completely dried). Steam cleaning may be an
alternative for carpets and some upholstered furniture.
Method 2: Damp-wipe surfaces with plain water or with water and detergent solution (except wood
—use wood floor cleaner); scrub as needed.
Method 3: High-efficiency particulate air (HEPA) vacuum after the material has been thoroughly
dried. Dispose of the contents of the HEPA vacuum in well-sealed plastic bags.
Method 4: Discard - remove water-damaged materials and seal in plastic bags while inside of
containment, if present. Dispose of as normal waste. HEPA vacuum area after it is dried.
PERSONAL PROTECTIVE EQUIPMENT (PPE)
Minimum: Gloves, N-95 respirator, goggles/eye protection
Limited: Gloves, N-95 respirator or half-face respirator with HEPA filter, disposable overalls, goggles/
eye protection
Full: Gloves, disposable full body clothing, head gear, foot coverings, full-face respirator with HEPA
filter
CONTAINMENT
Limited: Use polyethylene sheeting ceiling to floor around affected area with a slit entry and
covering flap; maintain area under negative pressure with HEPA filtered fan unit. Block supply and
return air vents within containment area.
Full: Use two layers of fire-retardant polyethylene sheeting with one airlock chamber. Maintain area
under negative pressure with HEPA filtered fan exhausted outside of building. Block supply and
return air vents within containment area.
Table developed from literature and remediation documents including Bioaemsols: Assessment and
Control (American Conference of Governmental Industrial Hygienists, 1999) and IICRC S500,
Standard and Reference Guide for Professional Water Damage Restoration (Institute of Inspection,
Cleaning and Restoration, 1999); see Resources List for more information.
1 5
03/29/2001, 7:41 AM
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Mold Remediation in Schools and Commercial Buildings
Cleanup Methods
A variety of mold cleanup methods are available for remediating
damage to building materials and furnishings caused by moisture
control problems and mold growth. The specific method or group of
methods used will depend on the type of material affected, as
presented in Table 2.
Please note that
professional
remediators may use
Mold growth can eventually cause some methods not
structural damage to a school or large
building, if a mold/moisture problem
remains unaddressed for a long time. In
the case of a long-term roof leak, for
example, molds can weaken floors and
walls as the molds feed on wet wood. If
you suspect that mold has damaged
building integrity, you should consult a
structural engineer or other professional
with expertise in this area.
Photo 6: Heavy mold growth on underside
of spruce floorboards
covered in these
guidelines; absence of a
method in the
guidelines does not
necessarily mean that it
is not useful.9
Method 1
Vacuum
Wet
Wet vacuums are
vacuum cleaners
designed to collect
water. They can be
used to remove water
from floors, carpets,
and hard surfaces
where water has
accumulated. They
should not be used to
vacuum porous
materials, such as
gypsum board. They
If you are unsure what to do, or if the item is expensive or of sentimental value,
you may wish to consult a specialist. Specialists in furniture repair/restoration,
painting, art restoration and conservation, carpet and rug cleaning, water damage,
and fire/water restoration are commonly listed in phone books. Be sure to ask for
and check references; look for affiliation with professional organizations. See
Resources List.
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Moisture Control is the Key to Mold Control
should be used only when materials are still wet—wet vacuums
may spread spores if sufficient liquid is not present. The tanks,
hoses, and attachments of these vacuums should be thoroughly
cleaned and dried after use since mold and mold spores may stick to
the surfaces.
Method 2: Damp Wipe
Whether dead or alive, mold is allergenic, and some molds may be
toxic. Mold can generally be removed from nonporous (hard) surfaces
by wiping or scrubbing with water, or water and detergent. It is
important to dry these surfaces quickly and thoroughly to discourage
further mold growth. Instructions for cleaning surfaces, as listed on
product labels, should always be read and followed. Porous materials
that are wet and have mold growing on them may have to be
discarded. Since molds will infiltrate porous substances and grow on
or fill in empty spaces or crevices, the mold can be difficult or
impossible to remove completely.
Mold and Paint
Don't paint or caulk moldy surfaces; clean and dry surfaces before
painting. Paint applied over moldy surfaces is likely to peel.
Method 3: HEPA Vacuum
HEPA (High-Efficiency Particulate Air) vacuums are recommended
for final cleanup of remediation areas after materials have been
thoroughly dried and contaminated materials removed. HEPA
vacuums are also recommended for cleanup of dust that may have
settled on surfaces outside the remediation area. Care must be taken
to assure that the filter is properly seated in the vacuum so that all the
air must pass through the filter. When changing the vacuum filter,
remediators should wear PPE to prevent exposure to the mold that
has been captured. The filter and contents of the HEPA vacuum must
be disposed of in well-sealed plastic bags.
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Mold Remediation in Schools and Commercial Buildings
Mold Remediation/Cleanup and Biocides
The purpose of mold remediation is to remove the mold to prevent
human exposure and damage to building materials and furnishings. It
is necessary to clean up mold contamination, not just to kill the mold.
Dead mold is still allergenic, and some dead molds are potentially
toxic. The use of a biocide, such as chlorine bleach, is not
recommended as a routine practice during mold remediation, although
there may be instances where professional judgment may indicate its
use (for example, when immune-compromised individuals are
present). In most cases, it is not possible or desirable to sterilize an
area; a background level of mold spores will remain in the air (roughly
equivalent to or lower than the level in outside air). These spores will
not grow if the moisture problem in the building has been resolved.
If you choose to use disinfectants or biocides, always ventilate the
area. Outdoor air may need to be brought in with fans. When using
fans, take care not to distribute mold spores throughout an unaffected
area. Biocides are toxic to humans, as well as to mold. You should
also use appropriate PPE and read and follow label precautions. Never
mix chlorine bleach solution with cleaning solutions or detergents that
contain ammonia; toxic fumes could be produced.
Some biocides are considered pesticides, and some States require
that only registered pesticide applicators apply these products in
schools. Make sure anyone applying a biocide is properly licensed, if
necessary. Fungicides are commonly applied to outdoor plants, soil,
and grains as a dust or spray—examples include hexachlorobenzene,
organomercurials, pentachlorophenol, phthalimides, and
dithiocarbamates. Do not use fungicides developed for use outdoors
for mold remediation or for any other indoor situation.
Method 4: Discard — Remove Damaged Materials and Seal
in Plastic Bags
Building materials and furnishings that are contaminated with mold
growth and are not salvageable should be double-bagged using 6-mil
polyethylene sheeting. These materials can then usually be discarded
as ordinary construction waste. It is important to package mold-
contaminated materials in sealed bags before removal from the
containment area to minimize the dispersion of mold spores
throughout the building. Large items that have heavy mold growth
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Moisture Control is the Key to Mold Control
Always use gloves and eye
protection when cleaning up
mold!
should be covered with polyethylene sheeting and sealed with duct
tape before they are removed from the containment area.
Personal Protective
Equipment (PPE)
If the remediation job disturbs
mold and mold spores become
airborne, then the risk of
respiratory exposure goes up.
Actions that are likely to stir up mold include: breakup of moldy
porous materials such as wallboard; invasive procedures used to
examine or remediate mold growth in a wall cavity; actively stripping
or peeling wallpaper to remove it; and using fans to dry items.
The primary function of Personal Protective Equipment (PPE) is to
avoid inhaling mold and mold spores and to avoid mold contact with
the skin or eyes. The following sections discuss the different types of
PPE that can be used during remediation activities. Please note that
all individuals using certain PPE equipment, such as half-face or full-
face respirators, must be trained, must have medical clearance, and
must be fit-tested by a trained professional. In addition, the use of
respirators must follow a complete respiratory protection program as
specified by the Occupational Safety and Health Administration (see
Resources List for more information).
Photo 7: Remediation worker with limited PPE
Skin and Eye
Protection
Gloves are required to
protect the skin from
contact with mold
allergens (and in some
cases mold toxins) and
from potentially
irritating cleaning
solutions. Long gloves
that extend to the
middle of the forearm
are recommended. The
glove material should
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Mold Remediation in Schools and Commercial Buildings
be selected based on the type of materials being handled. If you are
using a biocide (such as chlorine bleach) or a strong cleaning solution,
you should select gloves made from natural rubber, neoprene, nitrile,
polyurethane, or PVC. If you are using a mild detergent or plain
water, ordinary household rubber gloves may be used.
To protect your eyes, use properly fitted goggles or a full-face
respirator with HEPA filter. Goggles must be designed to prevent
the entry of dust and small particles. Safety glasses or goggles with
open vent holes are not acceptable.
Respiratory Protection
Respirators protect cleanup workers from inhaling airborne mold,
mold spores, and dust.
Minimum: When cleaning up a small area affected by mold, you
should use an N-95 respirator. This device covers the nose and
mouth, will filter out 95% of the particulates in the air, and is
available in most hardware stores.
Limited: Limited PPE includes use of a half-face or full-face air
purifying respirator (APR) equipped with a HEPA filter cartridge.
These respirators contain both inhalation and exhalation valves that
filter the air and ensure that it is free of mold particles. Note that half-
face APRs do not provide eye protection. In addition, the HEPA filters
do not remove vapors or gases. You should always use respirators
approved by the National Institute for Occupational Safety and
Health (see Resources List).
Full: In situations in which high levels of airborne dust or mold
spores are likely or when intense or long-term exposures are expected
(e.g., the cleanup of large areas of contamination), a full-face, powered
air purifying respirator (PAPR) is recommended. Full-face PAPRs use
a blower to force air through a HEPA filter. The HEPA-filtered air is
supplied to a mask that covers the entire face or a hood that covers the
entire head. The positive pressure within the hood prevents unfiltered
air from entering through penetrations or gaps. Individuals must be
trained to use their respirators before they begin remediation. The use
of these respirators must be in compliance with OSHA regulations
(see Resources List).
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Moisture Control is the Key to Mold Control
Disposable Protective Clothing
Disposable clothing is recommended during a medium or large
remediation project to prevent the transfer and spread of mold to
clothing and to eliminate skin contact with mold.
Limited: Disposable paper overalls can be used.
Full: Mold-impervious disposable head and foot coverings, and a
body suit made of a breathable material, such as TYVEK®, should be
used. All gaps, such as those around ankles and wrists, should be
sealed (many remediators use duct tape to seal clothing).
Containment
The purpose of containment
during remediation activities is
to limit release of mold into the
air and surroundings, in order to
minimize the exposure of reme-
diators and building occupants
to mold. Mold and moldy debris
should not be allowed to spread
to areas in the building beyond
the contaminated site.
The two types of containment
recommended in Table 2 are
limited and full. The larger the
area of moldy material, the
greater the possibility of human exposure and the greater the need for
containment. In general, the size of the area helps determine the level
of containment. However, a heavy growth of mold in a relatively small
area could release more spores than a lighter growth of mold in a
relatively large area. Choice of containment should be based on profes-
sional judgment.10 The primary object of containment should be to
prevent occupant and remediator exposure to mold.
Containment Tips
• Always maintain the
containment area under
negative pressure.
• Exhaust fans to outdoors and
ensure that adequate makeup
air is provided.
• If the containment is working,
the polyethylene sheeting
should billow inwards on all
surfaces. If it flutters or
billows outward, containment
has been lost, and you should
find and correct the problem
before continuing your
remediation activities.
For example, a remediator may decide that a small area that is extensively
contaminated and has the potential to distribute mold to occupied areas during
cleanup should have full containment, whereas a large wall surface that is lightly
contaminated and easily cleaned would require only limited containment.
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Mold Remediation in Schools and Commercial Buildings
Limited Containment
Limited containment is generally recommended for areas involving
between 10 and 100 square feet (ft2) of mold contamination. The
enclosure around the moldy area should consist of a single layer of 6-
mil, fire-retardant polyethylene sheeting. The containment should
have a slit entry and covering flap on the outside of the containment
area. For small areas, the polyethylene sheeting can be affixed to
floors and ceilings with duct tape. For larger areas, a steel or wooden
stud frame can be erected and polyethylene sheeting attached to it. All
supply and air vents, doors, chases, and risers within the containment
area must be sealed with polyethylene sheeting to minimize the
migration of contaminants to other parts of the building. Heavy mold
growth on ceiling tiles may
impact HVAC systems if the
space above the ceiling is used
as a return air plenum. In this
case, containment should be
installed from the floor to the
ceiling deck, and the filters in
the air handling units serving
the affected area may have to be
replaced once remediation is
finished.
The containment area must be
maintained under negative
pressure relative to surrounding
areas. This will ensure that
contaminated air does not flow
into adjacent areas. This can be
done with a HEPA-filtered fan
unit exhausted outside of the
building. For small, easily contained areas, an exhaust fan ducted to
the outdoors can also be used. The surfaces of all objects removed
from the containment area should be remediated/cleaned prior to
removal. The remediation guidelines outlined in Table 2 can be
implemented when the containment is completely sealed and is under
negative pressure relative to the surrounding area.
Photo 8: Full containment on
large job
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Moisture Control is the Key to Mold Control
Full Containment
Full containment is recommended for the cleanup of mold-
contaminated surface areas greater than 100 ft2 or in any situation in
which it appears likely that the occupant space would be further
contaminated without full containment. Double layers of
polyethylene should be used to create a barrier between the moldy
area and other parts of the building. A decontamination chamber or
airlock should be constructed for entry into and exit from the
remediation area. The entryways to the airlock from the outside and
from the airlock to the main containment area should consist of a slit
entry with covering flaps on the outside surface of each slit entry. The
chamber should be large enough to hold a waste container and allow
a person to put on and remove PPE. All contaminated PPE, except
respirators, should be placed in a sealed bag while in this chamber.
Respirators should be worn until remediators are outside the
decontamination chamber. PPE must be worn throughout the final
stages of HEPA vacuuming and damp-wiping of the contained area.
PPE must also be worn during HEPA vacuum filter changes or
cleanup of the HEPA vacuum.
Equipment
Moisture Meters: Measure/
Monitor Moisture Levels in
Building Materials
Moisture meters may be helpful for
measuring the moisture content in a
variety of building materials
following water damage. They can
also be used to monitor the process of
drying damaged materials. These
direct reading devices have a thin
probe which can be inserted into the
material to be tested or can be
pressed directly against the surface of
the material. Moisture meters can be
used on materials such as carpet,
wallboard, wood, brick, and concrete.
Photo 9: Moisture meter
measuring moisture content
of plywood subfloor
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Mold Remediation in Schools and Commercial Buildings
Humidity Gauges or Meters: Monitor Moisture Levels in the Air
Humidity meters can be used to monitor humidity indoors.
Inexpensive (<$50) models are available that monitor both
temperature and humidity.
Humidistat: Turns on HVAC System at Specific Relative
Humidity (RH)
A humidistat is a control device that can be connected to the HVAC
system and adjusted so that, if the humidity level rises above a set
point, the HVAC system will automatically come on.
HVAC System Filter: Filters Outdoor Air
Use high-quality filters in your HVAC system during remediation.
Consult an engineer for the appropriate efficiency for your specific
HVAC system and consider upgrading your filters if appropriate.
Conventional HVAC filters are typically not effective in filtering
particles the size of mold spores. Consider upgrading to a filter with a
minimum efficiency of 50 to 60% or a rating of MERV 8, as
determined by Test Standard 52.2 of the American Society of Heating,
Refrigerating, and Air Conditioning Engineers. Remember to change
filters regularly and change them following any remediation
activities.
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Moisture Control is the Key to Mold Control
Is sampling for mold needed? In most cases, if visible mold growth is present,
sampling is unnecessary. In specific instances, such as cases where litigation is
involved, the source(s) of the mold contamination is unclear, or health concerns
are a problem, you may consider sampling as part of your site evaluation. Surface
sampling may also be useful in order to determine if an area has been adequately
cleaned or remediated. Sampling should be done only after developing a sampling
plan that includes a confirmable theory regarding suspected mold sources and
routes of exposure. Figure out what you think is happening and how to prove or
disprove it before you sample!
If you do not have extensive experience and/or are in doubt about sampling,
consult an experienced professional. This individual can help you decide if
sampling for mold is useful and/or needed, and will be able to carry out any
necessary sampling. It is important to remember that the results of sampling may
have limited use or application. Sampling may help locate the source of mold
contamination, identify some of the mold species present, and differentiate
between mold and soot or dirt. Pre- and post-remediation sampling may also be
useful in determining whether remediation efforts have been effective. After
remediation, the types and concentrations of mold in indoor air samples should be
similar to what is found in the local outdoor air. Since no EPA or other Federal
threshold limits have been set for mold or mold spores, sampling cannot be used
to check a building's compliance with Federal mold standards.
Sampling for mold should be conducted by professionals with specific experience
in designing mold sampling protocols, sampling methods, and interpretation of
results. Sample analysis should follow analytical methods recommended by the
American Industrial Hygiene Association (AIHA), the American Conference of
Governmental Industrial Hygienists (ACGIH), or other professional guidelines (see
Resources List). Types of samples include air samples, surface samples, bulk
samples (chunks of carpet, insulation, wall board, etc.), and water samples from
condensate drain pans or cooling towers.
A number of pitfalls may be encountered when inexperienced personnel conduct
sampling. They may take an inadequate number of samples, there may be
inconsistency in sampling protocols, the samples may become contaminated,
outdoor control samples may be omitted, and you may incur costs for unneeded
or inappropriate samples. Budget constraints will often be a consideration when
sampling; professional advice may be necessary to determine if it is possible to
take sufficient samples to characterize a problem on a given budget. If it is not
possible to sample properly, with a sufficient number of samples to answer the
question(s) posed, it would be preferable not to sample. Inadequate sample plans
may generate misleading, confusing, and useless results.
Keep in mind that air sampling for mold provides information only for the moment
in time in which the sampling occurred, much like a snapshot. Air sampling will
reveal, when properly done, what was in the air at the moment when the sample
was taken. For someone without experience, sampling results will be difficult to
interpret. Experience in interpretation of results is essential.
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Mold Remediation in Schools and Commercial Buildings
How Do You Know When You Have Finished
Remediation/Cleanup?
1. You must have completely fixed the water or moisture
problem.
2. You should complete mold removal. Use professional
judgment to determine if the cleanup is sufficient. Visible
mold, mold-damaged materials, and moldy odors should not
be present.
3. If you have sampled, the kinds and concentrations of mold
and mold spores in the building should be similar to those
found outside, once cleanup activities have been completed.
4. You should revisit the site(s) shortly after remediation, and it
should show no signs of water damage or mold growth.
5. People should be able to occupy or re-occupy the space
without health complaints or physical symptoms.
6. Ultimately, this is a judgment call; there is no easy answer.
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FOR
Investigate and evaluate moisture and mold problems
Q Assess size of moldy area (square feet)
Q Consider the possibility of hidden mold
Q Clean up small mold problems and fix moisture problems before
they become large problems
Q Select remediation manager for medium or large size mold problem
Q Investigate areas associated with occupant complaints
Q Identify source(s) or cause of water or moisture problem(s)
Q Note type of water-damaged materials (wallboard, carpet, etc.)
Q Check inside air ducts and air handling unit
Q Throughout process, consult qualified professional if necessary
or desired
Communicate with building occupants at all stages of process,
as appropriate
Q Designate contact person for questions and comments about
medium or large scale remediation as needed
Plan remediation
Q Adapt or modify remediation guidelines to fit your situation; use
professional judgment
Q Plan to dry wet, non-moldy materials within 48 hours to prevent
mold growth (see Table 1 and text)
Q Select cleanup methods for moldy items (see Table 2 and text)
Q Select Personal Protection Equipment - protect remediators
(see Table 2 and text)
Q Select containment equipment - protect building occupants
(see Table 2 and text)
Q Select remediation personnel who have the experience and training
needed to implement the remediation plan and use Personal
Protection Equipment and containment as appropriate
Remediate moisture and mold problems
Q Fix moisture problem, implement repair plan and/or
maintenance plan
Q Dry wet, non-moldy materials within 48 hours to prevent mold growth
Q Clean and dry moldy materials (see Table 2 and text)
Q Discard moldy porous items that can't be cleaned
(see Table 2 and text)
For details, see main text of this publication. Please note that this checklist was
designed to highlight key parts of a school or commercial building remediation
and does not list all potential steps or problems.
See pocket on inside back cover for an additional copy of this checklist. 2 7
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Resources List - EPA
RESOURCES LIST - EPA
U.S. Environmental Protection Agency (EPA),
Indoor Environments Division (IED)
An Office Building Occupant's Guide to IAQ
www.epa.gov/iaq/pubs/occupgd.html
Biological Contaminants
www.epa.gov/iaq/pubs/bio_l .html
Building Air Quality Action Plan (for Commercial Buildings)
www.epa.gov/iaq/base/actionpl.html
Floods / Flooding
www.epa.gov/iaq/pubs/flood.html
Indoor Air Quality (IAQ) Home Page
www.epa.gov/iaq
IAQ in Large Buildings / Commercial Buildings
www.epa.gov/iaq/base/index.html
IAQ in Schools
www.epa.gov/iaq/schools/index.html
Mold Remediation in Schools and Commercial Buildings
www.epa.gov/iaq/pubs/molds.html
Mold Resources
www.epa.gov/iaq/pubs/moldresources.html
U.S. EPA IAQ Information Clearinghouse
Phone: (800) 438-4318 or (703) 356-4020
Fax: (703) 821-8236
Email: iaqinfo@aol.com
Indoor air-related documents, answers to Indoor Air Quality
(IAQ) questions, maintains listing of state IAQ contacts, and
regional EPA contacts
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Mold Remediation in Schools and Commercial Buildings
RESOURCES LIST - OTHER
The following list of resources includes information created and maintained
by other public and private organizations. The U.S. EPA does not control or
guarantee the accuracy, relevance, timeliness, or completeness of this outside
information. Further, the inclusion of such resources is not intended to endorse
any views expressed or products or services offered by the author of the
reference or the organization operating the service on which the reference is
maintained.
American College of Occupational and Environmental Medicine (ACOEM)
(847) 818-1800 www.siouxland.com/acoem/
Referrals to physicians who have experience with environmental exposures
American Conference of Governmental Industrial Hygienists, Inc. (ACGIH)
(513) 742-2020 www.acgih.org
Occupational and environmental health and safety information
American Industrial Hygiene Association (AIHA)
(703) 849-8888 www.aiha.org
Information on industrial hygiene and indoor air quality issues including
mold hazards and legal issues
American Society of Heating, Refrigerating, and Air-Conditioning Engineers,
Inc. (ASHRAE)
(800) 527-4723 www.ashrae.org
Information on engineering issues and indoor air quality
Association of Occupational and Environmental Clinics (AOEC)
(202) 347-4976 www.aoec.org
Referrals to clinics with physicians who have experience with environmental
exposures, including exposures to mold; maintains a database of occupational
and environmental cases
Association of Specialists in Cleaning and Restoration (ASCR)
(800) 272-7012 www.ascr.org
Disaster recovery, water and fire damage, emergency tips, referrals to
professionals
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Resources List - Other
Asthma and Allergic Diseases:-
American Academy of Allergy, Asthma & Immunology (AAAAI)
(800) 822-2762 www.aaaai.org
Physician referral directory, information on allergies and asthma
Asthma and Allergy Foundation of America (AAFA)
(800) 7-ASTHMA (800-727-8462)
Information on allergies and asthma
American Lung Association (ALA)
(800) LUNG-USA (800-586-4872)
Information on allergies and asthma
www.aafa.org
www.lungusa.org
Asthma and Allergy Network/Mothers of Asthmatics, Inc. (AAN-MA)
(800) 878-4403 or (703) 641-9595 www.aanma.org
Information on allergies and asthma
National Institute of Allergy and Infectious Diseases (NIAID)
(301) 496-5717 www.niaid.nih.gov
Information on allergies and asthma
National Jewish Medical and Research Center
(800) 222-LUNG (800-222-5864)
Information on allergies and asthma
www.njc.or^
Canada Mortgage and Housing Corporation (CMHC)
(613) 748-2003 [International] www.cmhc-schl.gc.ca/cmhc.html
Several documents on mold-related topics available
Carpet and Rug Institute (CRI)
(800) 882-8846 www.carpet-rug.com
Carpet maintenance, restoration guidelines for water-damaged carpet, other
carpet-related issues.
Centers for Disease Control and Prevention (CDC)
(800) 311-3435 www.cdc.gov
Information on health-related topics including asthma, molds in the
environment, and occupational health
CDC's National Center for Environmental Health (NCEH)
(888) 232-6789 www.cdc.gov/nceh/asthma/factsheets/molds/default.htm
"Questions and answers on Stachybotrys chartarum and other molds"
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Mold Remediation in Schools and Commercial Buildings
Energy and Environmental Building Association
(952) 881-1098 www.eeba.org
Information on energy-efficient and environmentally responsible buildings,
humidity/moisture control/vapor barriers
Floods/Flooding:
Federal Emergency Management Agency (FEMA)
(800) 480-2520 www.fema.gov/mit
Publications on floods, flood proofing, etc.
University of Minnesota, Department of Environmental Health & Safety
(612) 626-5804 www.dehs.umn.edu/remanagi.html
Managing water infiltration into buildings
University of Wisconsin-Extension, The Disaster Handbook
(608) 262-3980 www.uwex.edu/ces/news/handbook.html
Information on floods and other natural disasters
Health Canada, Health Protection Branch, Laboratory Centre for Disease
Control, Office of Biosafety
(613) 957-1779 ww w. he-s c. gc. ca/main/Icdc/web/bio safty/msds/index, html
Material Safety Data Sheets with health and safety information on infectious
microorganisms, including Aspergillus and other molds and airborne
biologicals
Indoor Environmental Remediation Board (IERB)
(215) 387-4097 www.ierb.org
Information on best practices in building remediation
Institute of Inspection, Cleaning and Restoration Certification (IICRC)
(360) 693-5675 www.iicrc.org
Information on and standards for the inspection, cleaning, and restoration
industry
International Sanitary Supply Association (ISSA)
(800) 225-4772 www.issa.com
Education and training on cleaning and maintenance
International Society of Cleaning Technicians (ISCT)
(800) WHY-ISCT (800-949-4728) www.isct.com
Information on cleaning such as stain removal guide for carpets
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Resources List - Other
Material Safety Data Sheets (MSDSs) - Cornell University
http://msds.pdc.cornell.edu/msdssrch.asp
MSDSs contain information on chemicals or compounds including topics such
as health effects, first aid, and protective equipment for people who work with
or handle these chemicals
MidAtlantic Environmental Hygiene Resource Center (MEHRC)
(215) 387-4096 www.mehrc.org
Indoor environmental quality training on including topics such as mold
remediation
National Air Duct Cleaners Association (NADCA)
(202) 737-2926
Duct cleaning information
www.nadca.com
National Antimicrobial Information Network (NAIN)
(800) 447-6349 http://ace.orst.edu/info/nain/
Regulatory information, safety information, and product information on
antimicrobials
National Association of the Remodeling Industry (NARI)
(847) 298-9200 www.nari.org
Consumer information on remodeling, including help finding a professional
remodeling contractor
National Institute of Building Sciences (NIBS)
(202) 289-7800 http://nibs.org
Information on building regulations, science, and technology
National Institute for Occupational Safety and Health (NIOSH)
(800) 35-NIOSH (800-356-4674) www.cdc.gov/niosh
Health and safety information with a workplace orientation
National Pesticide Telecommunications Network (NPTN)
(800) 858-7378 http://ace.orst.edu/info/nptn
Information on pesticides/antimicrobial chemicals, including safety and
disposal information
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Mold Remediation in Schools and Commercial Buildings
New York City Department of Health,
Bureau of Environmental & Occupational Disease Epidemiology
(212) 788-4290 www.ci.nyc.ny.us/html/doh/html/epi/moldrptl.html
"Guidelines on Assessment and Remediation of Fungi in Indoor Environments"
Occupational Safety & Health Administration (OSHA)
(800) 321-OSHA (800-321-6742) www.osha.gov
Information on worker safety, includes topics such as respirator use and safety
in the workplace
Sheet Metal & Air Conditioning Contractors' National Association
(SMACNA)
(703) 803-2980 www.smacna.org
Technical information on topics such as air conditioning and air ducts
Smithsonian Center for Materials Research and Education (SCMRE)
(301) 238-3700 www.si.edu/scmre
Guidelines for caring for and preserving furniture and wooden objects, paper-
based materials; preservation studies
University of Michigan Herbarium
(734) 764-2407 www.herb.lsa.umich.edu
Specimen-based information on fungi; information on fungal ecology
University of Tulsa Indoor Air Program
(918) 631-5246 www.utulsa.edu/iaqprogram
Courses, classes, and continuing education on indoor air quality
Water Loss Institute, Association of Specialists in Cleaning and
Restoration
(800) 272-7012 or (410) 729-9900 www.ascr.org/wli.asp
Information on water and sewage damage restoration
3 4
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References
American Academy of Pediatrics, Committee on Environmental
Health. "Toxic Effects of Indoor Air Molds." Pediatrics. Volume
101, pp. 712-714. 1996.
American Conference of Governmental Industrial Hygienists.
Bioaerosols: Assessment and Control. Macher, J., editor. ACGIH.
Cinncinati, OH. ISBN 1-882417-29-1. 1999.
American Conference of Governmental Industrial Hygienists.
Guidelines for the Assessment of Bioaerosols in the Indoor Environment.
ISBN 0-936712-83-X. 1989.
American Industrial Hygiene Association. Field Guide for the
Determination of Biological Contaminants in Environmental Samples.
Dillon, H. K., Heinsohn, P. A., and Miller, J. D., editors. Fairfax,
VA. 1996.
American Society of Heating, Refrigerating, and Air Conditioning
Engineers. Method of Testing General Ventilation Air-Cleaning Devices
for Removal Efficiency by Particle Size. ASHRAE Standard 52.2. 2000.
American Society for Microbiology. Manual of Environmental
Microbiology. Hurst, C., Editor in Chief. ASM Press. Washington,
DC. 1997.
Canada Mortgage and Housing Corporation. Clean-up Procedures for
Mold in Houses. ISBN 0-662-21133-2. 1993.
Eastern New York Occupational and Environmental Health Center.
Proceedings of the International Conference, Saratoga Springs, NY.
October 6-7, 1994. Fungi and Bacteria in Indoor Air Environments -
Health Effects, Detection, and Remediation. Johanning, E., and Yang,
C., editors. Eastern New York Occupational Health Program.
Latham, NY. 1995.
Eastern New York Occupational and Environmental Health Center.
Bioaerosols, Fungi and Mycotoxins: Health Effects, Assessment,
Prevention and Control. Johanning, E., editor. Albany, NY. 1999.
3 5
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Mold Remediation in Schools and Commercial Buildings
(Proceedings of the Third International Conference on Fungi,
Mycotoxins and Bioaerosols: Health Effects, Assessment,
Prevention and Control. September 23-25, 1998.)
Gravesen, S., Frisvad, J., and Samson, R. Microfungi. Munksgaard.
Copenhagen, Denmark. 1994.
"Indoor Mold and Children's Health." Environmental Health
Perspectives, Vol. 107, Suppl. 3, June 1999.
Institute of Inspection, Cleaning and Restoration Certification,
IICRC S500, Standard and Reference Guide for Professional Water
Damage Restoration, 2nd Edition. 1999.
Lstiburek, J. Building Science Corporation Builder's Guide, Mixed-
Humid Climates. Building Science Corporation and the Energy
Efficient Building Association. 1999.
National Academy of Sciences, Committee on the Assessment of
Asthma and Indoor Air. Clearing the Air: Asthma and Indoor Air
Exposures. National Academy Press. 2000.
National Academy of Sciences. Indoor Allergens: Assessing and
Controlling Adverse Health Effects. National Academy Press. 1993.
National Institute for Occupational Safety and Health. Guide to the
Selection and Use of Particulate Respirators Certified under 42 CFR 84.
DHHS (NIOSH) Publication No. 96-101. January 1996.
New York City Department of Health, Bureau of Environmental &
Occupational Disease Epidemiology. Guidelines on Assessment and
Remediation of Fungi in Indoor Environments. 2000.
Occupational Safety & Health Administration. Respiratory Protection
Standard, 29 CFR 1910.134. 63 FR 1152. January 8, 1998.
U.S. Environmental Protection Agency. Should You Have the Air Ducts
In Your Home Cleaned? EPA-402-K-97-002. October 1997.
3 6
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Appendix A - Glossary
A -
Allergen Substance (such as mold) that can cause an
allergic reaction.
APR Air purifying respirator
Biocide Substance or chemical that kills organisms such
as molds.
EPA Environmental Protection Agency
Fungi Fungi are neither animals nor plants and are
classified in a kingdom of their own. Fungi
include molds, yeasts, mushrooms, and puffballs.
In this document, the terms fungi and mold are
used interchangeably. Molds reproduce by
making spores. Mold spores waft through the
indoor and outdoor air continually. When mold
spores land on a damp spot indoors, they may
begin growing and digesting whatever they are
growing on. Molds can grow on virtually any
organic substance, providing moisture and
oxygen are present. It is estimated that more than
1.5 million species of fungi exist.
Fungicide Substance or chemical that kills fungi.
HEPA High-Efficiency Particulate Air
Hypersensitivity Great or excessive sensitivity
IAQ Indoor Air Quality
Mold Molds are a group of organisms that belong to the
kingdom Fungi. In this document, the terms
fungi and mold are used interchangeably. There
are over 20,000 species of mold.
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Mold Remediation in Schools and Commercial Buildings
mVOC Microbial volatile organic compound, a chemical
made by a mold which may have a moldy or
musty odor.
OSHA Occupational Safety and Health Administration
PAPR Powered air purifying respirator
PPE Personal Protective Equipment
Remediate Fix
Sensitization Repeated or single exposure to an allergen that
results in the exposed individual becoming
hypersensitive to the allergen.
Spore Molds reproduce by means of spores. Spores are
microscopic; they vary in shape and size (2-100
micrometers). Spores may travel in several
ways—they may be passively moved (by a breeze
or waterdrop), mechanically disturbed (by a
person or animal passing by), or actively
discharged by the mold (usually under moist
conditions or high humidity).
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Appendix B - Molds in the Environment
B - TO
Molds in the Environment
Molds live in the soil, on plants, and on dead or decaying matter.
Outdoors, molds play a key role in the breakdown of leaves, wood,
and other plant debris. Molds belong to the kingdom Fungi, and
unlike plants, they lack chlorophyll and must survive by digesting
plant materials, using plant and other organic materials for food.
Without molds, our environment would be overwhelmed with large
amounts of dead plant matter.
Molds produce tiny spores to reproduce, just as some plants produce
seeds. These mold spores can be found in both indoor and outdoor air,
and settled on indoor and outdoor surfaces. When mold spores land
on a damp spot, they may begin growing and digesting whatever
they are growing on in order to survive. Since molds gradually
destroy the things they grow on, you can prevent damage to building
materials and furnishings and save money by eliminating mold growth.
Moisture control is the key to mold control. Molds need both food and
water to survive; since molds can digest most things, water is the
factor that limits mold growth. Molds will often grow in damp or wet
areas indoors. Common sites for indoor mold growth include
bathroom tile, basement walls, areas around windows where moisture
condenses, and near leaky water fountains or sinks. Common sources
or causes of water or moisture problems include roof leaks, deferred
maintenance, condensation associated with high humidity or cold
spots in the building, localized flooding due to plumbing failures or
heavy rains, slow leaks in plumbing fixtures, and malfunction or poor
design of humidification systems. Uncontrolled humidity can also be
a source of moisture leading to mold growth, particularly in hot,
humid climates.
Health Effects and Symptoms Associated with Mold
Exposure
When moisture problems occur and mold growth results, building
occupants may begin to report odors and a variety of health problems,
such as headaches, breathing difficulties, skin irritation, allergic
reactions, and aggravation of asthma symptoms; all of these
symptoms could potentially be associated with mold exposure.
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All molds have the potential to
cause health effects. Molds
produce allergens, irritants, and
in some cases, toxins that may
cause reactions in humans. The
types and severity of symptoms
depend, in part, on the types of
mold present, the extent of an
individual's exposure, the ages
of the individuals, and their
existing sensitivities or allergies.
Specific reactions to mold
growth can include the
following:
Allergic Reactions: Inhaling or
touching mold or mold spores
may cause allergic reactions in
sensitive individuals. Allergic
reactions to mold are common -
these reactions can be immediate
or delayed. Allergic responses
include hay fever-type
symptoms, such as sneezing, runny nose, red eyes, and skin rash
(dermatitis). Mold spores and fragments can produce allergic
reactions in sensitive individuals regardless of whether the mold is
dead or alive. Repeated or single exposure to mold or mold spores
may cause previously non-sensitive individuals to become sensitive.
Repeated exposure has the potential to increase sensitivity.
Asthma: Molds can trigger asthma attacks in persons who are allergic
(sensitized) to molds. The irritants produced by molds may also
worsen asthma in non-allergic (non-sensitized) people.
Hypersensitivity Pneumonitis: Hypersensitivity pneumonitis may
develop following either short-term (acute) or long-term (chronic)
exposure to molds. The disease resembles bacterial pneumonia and is
uncommon.
Potential Health Effects
Associated with Inhalation
Exposure to Molds and
Mycotoxins
• Allergic Reactions (e.g.,
rhinitis and dermatitis or skin
rash)
• Asthma
• Hypersensitivity Pneumonitis
• Other Immunologic Effects
Research on mold and health
effects is ongoing. This list is
not intended to be all-inclusive.
The health effects listed above
are well documented in humans.
Evidence for other health effects
in humans is less substantial
and is primarily based on case
reports or occupational studies.
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Appendix B - Molds in the Environment
Irritant Effects: Mold exposure can cause irritation of the eyes, skin,
nose, throat, and lungs, and sometimes can create a burning
sensation in these areas.
Opportunistic Infections: People with weakened immune systems
(i.e., immune-compromised or immune-suppressed individuals) may
be more vulnerable to infections by molds (as well as more vulnerable
than healthy persons to mold toxins). Aspergillus fumigatus, for
example, has been known to infect the lungs of immune-
compromised individuals. These individuals inhale the mold spores
which then start growing in their lungs. Trichoderma has also been
known to infect immune-compromised children.
Healthy individuals are usually not vulnerable to opportunistic
infections from airborne mold exposure. However, molds can cause
common skin diseases, such as athlete's foot, as well as other
infections such as yeast infections.
Mold Toxins (Mycotoxins)
Molds can produce toxic substances called mycotoxins. Some
mycotoxins cling to the surface of mold spores; others may be found
within spores. More than 200 mycotoxins have been identified from
common molds, and many more remain to be identified. Some of the
molds that are known to produce mycotoxins are commonly found in
moisture-damaged buildings. Exposure pathways for mycotoxins can
include inhalation, ingestion, or skin contact. Although some
mycotoxins are well known to affect humans and have been shown to
be responsible for human health effects, for many mycotoxins, little
information is available.
Aflatoxin BI is perhaps the most well known and studied mycotoxin.
It can be produced by the molds Aspergillus flavus and Aspergillus
parasiticus and is one of the most potent carcinogens known. Ingestion
of aflatoxin Bj can cause liver cancer. There is also some evidence that
inhalation of aflatoxin BI can cause lung cancer. Aflatoxin BI has been
found on contaminated grains, peanuts, and other human and animal
foodstuffs. However, Aspergillus flavus and Aspergillus parasiticus are
not commonly found on building materials or in indoor
environments.
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Mold Remediation in Schools and Commercial Buildings
Toxic Molds
Some molds, such as Aspergillus
versicolor and Stachybotrys atra
(chartarum), are known to produce
potent toxins under certain
circumstances. Although some
mycotoxins are well known to
affect humans and have been
shown to be responsible for human
health effects, for many
mycotoxins, little information is
available, and in some cases
research is ongoing. For example,
some strains of Stachybotrys atra
can produce one or more potent
toxins. In addition, preliminary
reports from an investigation of an
outbreak of pulomonary
hemorrhage in infants suggested an
association between pulmonary
hemorrhage and exposure to
Stachybotrys chartarum. Review
of the evidence of this association
at CDC resulted in a published
clarification stating that such an
association was not established.
Research on the possible causes of
pulumonary hemorrhage in infants
continues. Consult the Centers for
Disease Control and Prevention
(CDC) for more information on
pulmonary hemorrhage in infants
(see Resources List, page 31, for
CDC contact and other
information).
Much of the information on the
human health effects of
inhalation exposure to
mycotoxins comes from studies
done in the workplace and some
case studies or case reports.*
Many symptoms and human
health effects attributed to
inhalation of mycotoxins have
been reported including:
mucous membrane irritation,
skin rash, nausea, immune
system suppression, acute or
chronic liver damage, acute or
chronic central nervous system
damage, endocrine effects, and
cancer. More studies are needed
to get a clear picture of the
health effects related to most
mycotoxins. However, it is
clearly prudent to avoid exposure
to molds and mycotoxins.
Some molds can produce several
toxins, and some molds produce
mycotoxins only under certain
environmental conditions. The
presence of mold in a building
does not necessarily mean that
mycotoxins are present or that
they are present in large quantities.
Information on ingestion exposure, for both humans and animals, is more
abundant—a wide range of health effects has been reported following ingestion
of moldy foods including liver damage, nervous system damage, and
immunological effects.
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Appendix B - Molds in the Environment
Microbial Volatile Organic Compounds (mVOCs)
Some compounds produced by molds are volatile and are released
directly into the air. These are known as microbial volatile organic
compounds (mVOCs). Because these compounds often have strong
and/or unpleasant odors, they can be the source of odors associated
with molds. Exposure to mVOCs from molds has been linked to
symptoms such as headaches, nasal irritation, dizziness, fatigue, and
nausea. Research on MVOCs is still in the early phase.
Glucans or Fungal Cell Wall Components (also known as B-
(1 3)-D-Glucans)
Glucans are small pieces of the cell walls of molds which may cause
inflammatory lung and airway reactions. These glucans can affect the
immune system when inhaled. Exposure to very high levels of
glucans or dust mixtures including glucans may cause a flu-like
illness known as Organic Dust Toxic Syndrome (ODTS). This illness
has been primarily noted in agricultural and manufacturing settings.
Spores
Mold spores are microscopic (2-10 um) and are naturally present in
both indoor and outdoor air. Molds reproduce by means of spores.
Some molds have spores that are easily disturbed and waft into the
air and settle repeatedly with each disturbance. Other molds have
sticky spores that will cling to surfaces and are dislodged by brushing
against them or by other direct contact. Spores may remain able to
grow for years after they are produced. In addition, whether or not
the spores are alive, the allergens in and on them may remain
allergenic for years.
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Mold Remediation in Schools and Commercial Buildings
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Appendix C - Communication with Building Occupants
APPENDIX C - COMMUNICATION WITH BUILDING
OCCUPANTS
Communication with building occupants is essential for successful
mold remediation. Some occupants will naturally be concerned about
mold growth in their building
and the potential health impacts.
Occupants' perceptions of the
health risk may rise if they
perceive that information is
being withheld from them. The
status of the building
investigation and remediation
should be openly communicated
including information on any
Mold in Schools
known or suspected health risks.
Small remediation efforts will
usually not require a formal
communication process, but do
be sure to take individual
concerns seriously and use
common sense when deciding
whether formal communications
are required. Individuals
managing medium or large
remediation efforts should make
sure they understand and
address the concerns of building
occupants and communicate
clearly what has to be done as
well as possible health concerns.
Communication approaches
include regular memos and/or
meetings with occupants (with time allotted for questions and
answers), depending on the scope of the remediation and the level of
occupant interest. Tell the occupants about the size of the project,
planned activities, and remediation timetable. Send or post regular
updates on the remediation progress, and send or post a final memo
when the project is completed or hold a final meeting. Try and resolve
Special communication
strategies may be desirable if
you are treating a mold
problem in a school. Teachers,
parents, and other locally
affected groups should be
notified of significant issues as
soon as they are identified.
Consider holding a special
meeting to provide parents
with an opportunity to learn
about the problem and ask
questions of school authorities,
particularly if it is necessary/
advisable to ensure that the
school is vacated during
remediation. For more
information on investigating
and remediating molds in
schools, refer to the U.S. EPA's
IAQ Tools for Schools kit and the
asthma companion piece for
the IAQ Tools for Schools kit,
entitled Managing Asthma in the
School Environment.
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Mold Remediation in Schools and Commercial Buildings
issues and occupant concerns as they
come up. When building-wide
communications are frequent and
open, those managing the
remediation can direct more time
toward resolving the problem and
less time to responding to occupant
concerns.
If possible, remediation activities
should be scheduled during off-hours
when building occupants are less
likely to be affected. Communication
is important if occupants are
relocated during remediation. The
decision to relocate occupants should
consider the size of the area affected,
the extent and types of health effects
exhibited by the occupants, and the
potential health risks associated with
debris and activities during the
remediation project. When
considering the issue of relocation, be sure to inquire about,
accommodate, and plan for individuals with asthma, allergies,
compromised immune systems, and other health-related concerns.
Smooth the relocation process and give occupants an opportunity to
participate in resolution of the problem by clearly explaining the
disruption of the workplace and work schedules. Notify individuals
of relocation efforts in advance, if possible.
Communicate, When
You Remediate
• Establish that the health
and safety of building
occupants are top
priorities.
• Demonstrate that the
occupants' concerns are
understood and taken
seriously.
• Present clearly the
current status of the
investigation or
remediation efforts.
• Identify a person whom
building occupants can
contact directly to
discuss questions and
comments about the
remediation activities.
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Biocides 1 8
Bleach 18, 20
Cleanup methods 11, 14, 15, 16-19, 22, 23, 27
Containment 14, 15, 18, 21-23, 27
Duct cleaning 7, 12
Health effects 1, 2, 12, 39-43, 46
HEPA vacuum 15, 17, 23
Hidden mold 4, 8, 27
HVAC system 3, 7, 9, 22, 24
Moisture meters 23, 24
Mold toxins/mycotoxins 2, 13, 17, 19, 40-42
Paint 1 7
Personal Protective
Equipment (PPE) 4, 6, 8, 9, 11, 14, 15, 17-21, 23, 27
Regulations 12, 33
Respiratory protection 14, 15, 19, 20, 23
Sampling 25, 26
Schools 1, 29, 45
Standards 12, 25
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CHECKLIST FOR MOLD REMEDIATION*
Investigate and evaluate moisture and mold problems
Q Assess size of moldy area (square feet)
Q Consider the possibility of hidden mold
Q Clean up small mold problems and fix moisture problems
before they become large problems
Q Select remediation manager for medium or large size mold
problem
Q Investigate areas associated with occupant complaints
Q Identify source(s) or cause of water or moisture problem(s)
Q Note type of water-damaged materials (wallboard, carpet, etc.)
Q Check inside air ducts and air handling unit
Q Throughout process, consult qualified professional if necessary
or desired
Communicate with building occupants at all stages of
process, as appropriate
Q Designate contact person for questions and comments about
medium or large scale remediation as needed
Plan remediation
Q Adapt or modify remediation guidelines to fit your situation;
use professional judgment
Q Plan to dry wet, non-moldy materials within 48 hours to
prevent mold growth (see Table 1 and text)
Q Select cleanup methods for moldy items (see Table 2 and text)
Q Select Personal Protective Equipment - protect remediators
(see Table 2 and text)
Q Select containment equipment - protect building occupants
(see Table 2 and text)
Q Select remediation personnel who have the experience and
training needed to implement the remediation plan and use
Personal Protective Equipment and containment as
appropriate
Remediate moisture and mold problems
Q Fix moisture problem, implement repair plan and/or
maintenance plan
Q Dry wet, non-moldy materials within 48 hours to prevent
mold growth
Q Clean and dry moldy materials (see Table 2 and text)
Q Discard moldy porous items that can't be cleaned (see Table 2
and text)
* For details, see text (of Mold Remediation in Schools and Commercial Buildings).
Please note that this checklist was designed to highlight key parts of a
school or commercial building remediation and does not list all potential
steps or problems.
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Questions to Consider Before Remediating
Are there existing moisture problems in the
building?
Have building materials been wet more than 48
hours? (See Table 2 & text.)
Are there hidden sources of water or is the
humidity too high (high enough to cause
condensation)?
Are building occupants reporting musty or moldy
odors?
Are building occupants reporting health problems?
Are building materials or furnishings visibly
damaged?
Has maintenance been delayed or the maintenance
plan been altered?
Has the building been recently remodeled or has
building use changed?
Is consultation with medical or health professionals
indicated?
Avoid Exposure to and Contact with Mold
Use Personal Protective Equipment (PPE)
U.S. Environmental Protection Agency (EPA)
Indoor Air Quality Information Clearinghouse
(800)438-4318 www.epa.gov/iaq
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