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
Mold Remediation

in Schools and

Commercial

Buildings

EPA 402-K-01-001

March 2001

U.S. Environmental Protection Agency

Office of Air and Radiation

Indoor Environments Division

1200 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
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
Moisture Control is the Key to Mold Control

1

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.

1

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 Hygienists (ACGIH) (see Resources List),

and/or guidelines from other professional organizations.

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.

Photo 2: Extensive mold contamination of

ceiling and walls

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Mold Remediation in Schools and Commercial Buildings

2

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

3

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.

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!

inside.p65 3 03/29/2001, 7:41 AM
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 process 

as appropriate to situation

Mold Remediation – Key Steps

Hidden mold discovered,

reevaluate plan

Plan remediation, 

adapt guidelines to

fit situation, see Tables 1 & 2

Identify source or 

cause of water or 

moisture problem

Select personal protective

equipment (PPE)

Select containment 

equipment

Select remediation

personnel or team

Remediate

In-house 

expertise

Outside 

expertise

Fix water or 

moisture problem

Clean and dry 

moldy materials

See Table 2

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
Mold Remediation in Schools and Commercial Buildings

4

Safety Tips While Investigating and Evaluating

Mold and Moisture Problems

• 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.

Photo 3B: Front side of wallboard looks fine, but the back

side is covered with mold

Photo 3A: Mold growing in closet as

a result of condensation from room

air

Moldy Areas Encountered During an Investigation

INVESTIGATING, EVALUATING, AND REMEDIATING

MOISTURE AND MOLD PROBLEMS

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Mold Remediation in Schools and Commercial Buildings

6

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?

PLAN THE REMEDIATION BEFORE STARTING WORK

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,

2 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

remediation/clean-up situations. The minimum PPE includes an N-95 respirator,

gloves, and eye protection.

3

See Appendix C.

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Moisture Control is the Key to Mold Control

7

Photo 4C: Moldy air duct Photo 4A: Contaminated fibrous insulation

inside air handler cover

4C

4B

Photo 4B: Mold growth

on air diffuser in ceiling

4A

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).

4 Although this document has a residential focus, it is applicable to other building

types.

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Mold Remediation in Schools and Commercial Buildings

8

Hidden Mold Growth

Photo 5: Mold growth behind wallpaper

5

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.

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.

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Moisture Control is the Key to Mold Control

9

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.

The Key to Mold Control

is Moisture Control!

• 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.

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Mold Remediation in Schools and Commercial Buildings

1 0

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.

6

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 inhouse 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.

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1 1

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† Actions

Books and papers * 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.

*If 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 OSHA. 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.

†

 If a particular item(s) has high monetary or sentimental value, you may wish to consult a restoration/water damage

specialist.

§

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.

Carpet and backing – dry

within 24-48 hours§

* Remove water with water extraction vacuum.

* Reduce ambient humidity levels with dehumidifier.

* Accelerate drying process with fans.

Ceiling tiles * Discard and replace.

Cellulose insulation * Discard and replace.

Concrete or cinder block

surfaces

* Remove water with water extraction vacuum.

* Accelerate drying process with dehumidifiers, fans, and/or heaters.

Fiberglass insulation * Discard and replace.

Hard surface, porous

flooring§

(Linoleum,

ceramic tile, vinyl)

* 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.

Non-porous, hard surfaces

(Plastics, metals)

* Vacuum or damp wipe with water and mild detergent and allow to dry; scrub

if necessary.

* Remove water with water extraction vacuum.

* 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.

Upholstered furniture

Wallboard

(Drywall and gypsum

board)

Window drapes * Follow laundering or cleaning instructions recommended by the manufacturer.

Wood surfaces * 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.

* 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.

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Mold Remediation in Schools and Commercial Buildings

1 2

7

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 inhouse 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.

8 Although this document has a residential focus, it is applicable to other building

types.

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: Mold Remediation Guidelines7

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?8(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.

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Moisture Control is the Key to Mold Control

1 3

Health Concerns

If building occupants are

reporting serious health

concerns, you should consult a

health professional.

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

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.

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1 4

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

Wood surfaces

Hard surface, porous flooring

(linoleum, ceramic tile, vinyl)

Non-porous, hard surfaces

(plastics, metals)

Upholstered furniture & drapes

Wallboard (drywall and gypsum

board)

MEDIUM – Total Surface Area Affected Between 10 and 100 (ft2)

Books and papers

Carpet and backing

Concrete or cinder block

Wood surfaces

Hard surface, porous flooring

(linoleum, ceramic tile, vinyl)

Non-porous, hard surfaces

(plastics, metals)

Upholstered furniture & drapes

Wallboard (drywall and gypsum

board)

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

Wood surfaces

Hard surface, porous flooring

(linoleum, ceramic tile, vinyl)

Non-porous, hard surfaces

(plastics, metals)

Upholstered furniture & drapes

Wallboard (drywall and gypsum

board)

3

1, 3

1, 3

1, 2, 3

1, 2, 3

1, 2, 3

1, 3

3

3

1, 3, 4

1, 3

1, 2, 3

1, 2, 3

1, 2, 3

3, 4

1, 3, 4

3

1, 3, 4

1, 3

1, 2, 3, 4

1, 2, 3, 4

1, 2, 3

3, 4

1, 3, 4

Minimum

N-95 respirator, gloves, and

goggles

None required

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

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

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1 5

*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 Bioaerosols: 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.

Table 2 continued

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Mold Remediation in Schools and Commercial Buildings

1 6

9

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.

Molds Can Damage Building

Materials and Furnishings

Mold growth can eventually cause

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.

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

some methods not

covered in these

guidelines; absence of a

method in the

guidelines does not

necessarily mean that it

is not useful.9

Method 1: Wet

Vacuum

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

Photo 6: Heavy mold growth on underside

of spruce floorboards

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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.

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.

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/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 moldcontaminated 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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Always use gloves and eye

protection when cleaning up

mold!

Photo 7: Remediation worker with limited PPE

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 fullface 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).

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

Personal Protective Equipment

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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 halfface 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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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.

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 remediators 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 professional judgment.10 The primary object of containment should be to

prevent occupant and remediator exposure to mold.

1 0 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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Containment Area

Photo 8: Full containment on

large job

Limited Containment

Limited containment is generally recommended for areas involving

between 10 and 100 square feet (ft 2) 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.

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Full Containment

Full containment is recommended for the cleanup of moldcontaminated surface areas greater than 100 ft 2

 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.

Moisture Meter

Photo 9: Moisture meter

measuring moisture content

of plywood subfloor

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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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Sampling

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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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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2 7

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 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.

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2 9

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_1.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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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 w ww.acgih.org

Occupational and environmental health and safety information

American Industrial Hygiene Association (AIHA)

(703) 849-8888 w ww.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.asc r.org

Disaster recovery, water and fire damage, emergency tips, referrals to

professionals

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3 1

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) www.aafa.org

Information on allergies and asthma

American Lung Association (ALA)

(800) LUNG-USA (800-586-4872) www.lungusa.org

Information on allergies and asthma

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) www.njc.org

Information on allergies and asthma

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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Energy and Environmental Building Association

(952) 881-1098 www.eeba.org

Information on energy-efficient and environmentally responsible buildings,

humidity/moisture control/vapor barriers

Health Canada, Health Protection Branch, Laboratory Centre for Disease

Control, Office of Biosafety

(613) 957-1779 www.hc-sc.gc.ca/main/lcdc/web/biosafty/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 w ww.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

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

Floods/Flooding:

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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 w ww.nadca.com

Duct cleaning information

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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New York City Department of Health,

Bureau of Environmental & Occupational Disease Epidemiology

(212) 788-4290 www.ci.nyc.ny.us/html/doh/html/epi/moldrpt1.html

“Guidelines on Assessment and Remediation of Fungi in Indoor Environments”

Occupational Safety & Health Administration (OSHA)

(800) 321-OSHA (800-321-6742) w ww.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 w ww.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, paperbased 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

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References

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.

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Mold Remediation in Schools and Commercial Buildings

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(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, MixedHumid 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.

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Appendix A – Glossary

APPENDIX A – GLOSSARY

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.

H E PA .............................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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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

APPENDIX B – INTRODUCTION TO MOLDS

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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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.

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.

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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 immunecompromised 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 B1 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 B1 can cause liver cancer. There is also some evidence that

inhalation of aflatoxin B1 can cause lung cancer. Aflatoxin B1 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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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 ß-

(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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4 5

Mold in Schools

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.

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

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

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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.

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.

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Biocides ........................................................................................................................................... 1 8

Bleach ....................................................................................................................................... 18, 2 0

Cleanup methods ............................................................... 11, 14, 15, 16-19, 22, 23, 27

Containment........................................................................................ 14, 15, 18, 21-23, 27

Duct cleaning ......................................................................................................................... 7 , 1 2

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, 3 3

Respiratory protection .......................................................................... 14, 15, 19, 20, 23

Sampling ................................................................................................................................ 25, 2 6

Schools ............................................................................................................................... 1, 29, 45

Standards ............................................................................................................................... 12, 2 5

INDEX

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NOTES

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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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