Avoiding a mouldy mess in the courts

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Avoiding a mouldy mess in the courts

Ottawa Business Journal - Ontario, Canada*

By Kovessy

Mon, May 5, 2008

http://www.ottawabusinessjournal.com/368265646775477.php

The environmentally friendly building materials used in construction

over the last two decades are proving especially susceptible to

mould growth as window fixtures and sealants degrade with age and

allow moisture to seep inside, local experts say.

Many Ottawa property owners have learned first-hand that the water-

and cellulose-based products that replaced asbestos, plaster and

lead-based paints in buildings are susceptible to mould growth, said

Weekes, a partner at Ottawa-based InAIR Environmental Ltd.

and co-editor of Recognition, Evaluation and Control of Indoor Mold,

a book on indoor mould to be published later this month by the

American Industrial Hygiene Association.

" Since the 1980s, we stopped building buildings with a lot of

asbestos (and) a lot of lead-based paints in them. But the materials

that we replaced them with, although in many cases are considered to

be very natural, are also very much oriented towards cellulose-based

products, wood-based products, which are very conducive to mould

growth, " said Mr. Weekes.

And as more and more research is conducted into the health effects

of mould exposure, there's a growing tendency among property owners

to pursue legal action against contractors and other parties when

mould is discovered, warned the Canadian Construction Association

(CCA).

The association published an extensive list of guidelines in 2004

that noted mould is generally not covered under property insurance,

and that its prevention is a joint responsibility between designers,

builders and property owners.

During construction, the CCA emphasizes minimizing the risk of water

damage from rain, snow, flooding, and high relative humidity with

protective barriers or temporary enclosures.

An Ontario Ministry of Labour bulletin on mould in the workplace

said employers are required to take " every precaution reasonable in

the circumstances " and that sustained or excessive growth of visible

mould on interior surfaces is " unacceptable. "

In addition to these industry guidelines, the provincial

Occupational Health and Safety Act requires constructors, employers

and supervisors to ensure the health and safety of workers,

including protecting workers from mould in workplace buildings.

Health Canada also has its own guidelines on mould in the workplace

emphasizing moisture control and duct system maintenance.

These guidelines have made Canada a world leader in indoor air

quality, explained Carleton University professor J. ,

another co-editor of the upcoming indoor mould book. With initial

Canadian guidelines published in the late 1980s the country has

stayed ahead of the curve, which may have contributed to a

relatively low level of mould-related litigation in Canada compared

to its southern neighbours, he added.

" In America, it's much more complicated because there is so much

litigation and insurance and all that stuff, whereas the sense in

Canada is, 'OK, it is a problem, we'll get down (to it) and do the

best we can,' " said Mr. , adding his team is about a year away

from commercializing a new mould detection method that will reduce

the testing turnaround time from a week or more to a single day.

Ottawa's relatively high precipitation levels in the winter and

humidity in the summer make city properties especially susceptible

to mould growth, said InAIR Environmental's Mr. Weekes, whose

company co-ordinates mould-removal efforts with property managers,

remediation companies and laboratories, such as Ottawa-based Paracel

Laboratories Ltd., which identifies moulds in air samples or

materials affecting indoor air quality.

Although indoor air quality analysis represents less than a quarter

of Paracel's workload, microbiology laboratory director

McGregor said that's growing as the public becomes more aware of the

health risks associated with mould exposure.

" In our climate in particular, flooding and leaks and plumbing

accidents will always be a problem. And as long as we have building

materials that mould will grow on, mould will grow, " she said.

And with a growing trend towards using more natural, " green "

products in construction, Mr. Weekes said it's increasingly

important for property owners to keep their buildings dry, quickly

repair any leaks and seal any areas that is allowing water seepage.

" If the buildings are built green and are not maintained dry, you

can have a very high level of mould growth quickly in those

buildings, because the materials that are in there, as natural as

they are, are naturally good for mould to eat, " he said.

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FUNGI FACTS

What contributes to mould growth?

A combination of warm temperatures (generally above 10-15 C); spores

released from plants or soil; and moisture-saturating materials that

absorb water, such as drywall, carpeting, ceiling tiles and paper.

What can be done about it?

If caught within the first 48 hours, the area can usually be dried

out and an antimicrobial cleanser applied. Beyond that time frame,

materials generally have to be replaced.

What are the warning signs?

The big tip-off is usually the visual presence of water damage and

visual mould growth. There may be a musty-type odour associated with

a basement that hasn't been aired out. In some cases, employees may

complain about indoor air quality and may call in sick with an

asthma-like reaction.

How can it be prevented?

Constantly review building maintenance. Look around windows, pipes,

sinks and at the roof to make sure there is no water dripping. Check

ventilation systems to make sure it is operating correctly and there

is no moisture buildup.

Source: InAIR Environmental Ltd.