When Mold Attacks

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04/01/2002

When Mold Attacks

Growing public alarm over mold is leading to more prudent practices by

remodelers.

Craig A. Shutt, Senior Contributing Editor

Controlling moisture in older homes can be difficult and often is one of the

problems homeowners want to solve when they begin a remodeling project. When

you regularly replace leaking faucets, tear out tiled showers and remove old

roof flashing, mold becomes a familiar if disgusting fact of life. But

during the past few years, mold - and customers' reactions to finding it -

has caught the full attention of the building community.

Last year, a Dripping Springs, Texas, family was awarded $32 million by a

jury that ruled that the homeowner's insurance company had failed to cover

repairs properly after a leak caused the growth of the mold stachybotrys. In

California, mold received significant coverage after crusader

Brockovich testified to a state Senate committee that her newly built Agoura

Hills home was infested with mold. The committee is considering legislation

that would determine health standards for mold infestation and require the

state to oversee remedies. A host of other lawsuits and legislative options

are under way in other states, with none having produced anything yet except

for a few sporadic court cases.

" Dealing with mold is a very real issue today for builders and remodelers, "

says Lynn Pickel, environmental policy analyst with the NAHB. " The most

real part is dealing with customers' concerns and their perceptions of what

the contractor has done to resolve their concern. "

These legal actions are different from lawsuits builders have dealt with

before, she notes, because they make claims for personal injury as well as

damage. " The litigants don't want just money and actions to fix the problem,

they also want damages for health problems, and those are far higher. "

Kowalski Construction's mold-remediation workers use full respirators with

HEPA filters and negative air-filtering machines to clean the air. Photos

courtesy of Kowalski Construction.

Only three of the more than 100,000 species of mold have been linked to

health problems. Even then, research shows no conclusive evidence of a

causal relationship between mold and poor health. So why has mold suddenly

become such a concern?

For one, changes in construction standards and approaches have made mold a

more likely household inhabitant. Jim Kowalski, co-owner of Kowalski

Construction in Phoenix, began to see a " tremendous " increase in mold

problems beginning about 1994, when his com-pany began to offer

mold-remediation services as part of its fire-restoration program. A key

reason, he says, is that homes have become more energy-efficient, with

tighter seals around windows and more insulation to prevent drafts. That has

resulted in less air exchange.

In addition, media reports of homeowner distress, large insurance payouts

and legislative hearings make consumers more aware that there could be

problems and more skittish about how their builder or remodeler handles the

situation.

As a result, it has become imperative for remodelers to understand how to

deal with mold when they encounter it and ensure that their work doesn't

encourage mold growth after construction is complete.

After his market suffered through major flooding problems last year, Dan

Bawden, CGR, of Legal Eagle Contractors Co. in Houston became well

acquainted with how to handle mold. " Don't unnecessarily panic when you find

mold, " he says. " I've torn out plenty of moldy bathroom walls and flashings

around fireplaces, and I've never been affected by any mold I've found. "

Sevon, CGR, president of Sevvonco Inc. in Palatine, Ill., adds, " The

media has blown up mold exposure, but there are things that can be done if

it occurs. Mold in one cavity of the house doesn't mean the entire house has

to come down. "

If mold isn't specifically a problem, customers' reaction to mold is.

Mold basics

Most molds are harmless. The three types of mold - aspergillus, penicillium

and stachybotrys chartarum - that might cause reactions in humans don't

affect everyone. Those who are affected have varying reactions depending on

their health, allergies, sensitivities and period of exposure. Commonly

claimed symptoms are headaches, blotchy skin, watering eyes, appetite loss,

breathing problems and coughing. In the Texas case, the couple claimed

neurological damage from mold. And in Cleveland in 1993-94, the Centers for

Disesase Control and Prevention investigated a cluster of cases of pulmonary

hemorrhage in infants, originally suggesting that stachybotrys might be the

cause.

Despite these claims, scientific studies have not established a causal

relationship between inhaling stachybotrys spores and any disease, says Dr.

Abba I. Terr of the Department of Medicine at the University of California

at San Francisco. A CDC panel that reviewed the Cleveland investigation

wrote in the April 19, 2000, Journal of the American Medicine Association

that the original study was flawed and the results not conclusive.

" Mold is not like lead-based paint, which is a very clear hazard in specific

ways that research supports, " Pickel says. " I'm not saying that mold isn't a

problem, but there's no data to support that it causes specific health

hazards. "

But the suits are not using science as their basis, so it's hard for

contractors to defend themselves against negligence, according to the NAHB's

A Builder's Guide to Handling Mold Claims & Litigation.

Mold is difficult to eliminate from a home: It lives everywhere on earth and

reproduces by sending out tiny spores that enter and leave homes routinely

with daily air exchanges and regular traffic through the house. They settle

on surfaces and require only water, food and a moderate temperature to

thrive. " There is no practical way to eliminate all mold and mold spores in

the indoor environment, " reports A Builder's Guide to Handling Mold Claims &

Litigation. " The way to control indoor mold growth is to control moisture. "

Detection, remediation and construction

Changes in building products and techniques have led to more moisture and

mold growth in newer homes, says Jim Holland, a certified restorer in

Sacramento, Calif., with Restoration Consultants Inc., which provides a

variety of restoration, remediation and consulting services. Plaster doesn't

retain moisture, he notes, while paper-coated drywall does. The addition of

air conditioning to more homes means doors and windows stay shut more during

the summer and people stay inside more often. The push to reduce

construction times for new homes, he says, has resulted in less drying time

for concrete in slab-on-grade designs, along with more problems with leaking

flashing and window seals.

" Those homes constructed 15 years ago with more insulation are now reaching

the age where they need to be remodeled, and those are the ones where we're

finding more mold, " Bawden agrees. " The way they were built invites mold to

grow faster if a moisture problem develops. "

The time to be concerned about mold is before demolition, as demo is when

mold spores can be stirred up and distributed throughout the house, turning

a small problem into a large one. Upon first entering a room, see if you can

detect an odor, says Holland. " You have to check right away because you will

quickly become desensitized to the smell. "

Kitchens and bathrooms are the most likely sources of mold problems, he

notes, especially places with little airflow such as the tight space between

the back of a kitchen or bath cabinet and the wall. Look for signs of

previous moisture conditions, such as water stains or rust, and ask the

homeowners about past conditions. " The key is to know as much as possible

about the history of water damage in that area before you open it up, "

Holland says.

The appearance of a mold growth doesn't immediately distinguish what kind it

is. If you encounter a severe growth and are unsure what type is present,

the best recourse might be to reseal the wall, inform the clients of the

problem and tell them to call their insurance company to have a remediator

evaluate the problem. That's what Bawden does, even though, as he says, it

" stops work on the project for weeks and is a pain in the butt. "

You can send samples to a lab for testing to determine whether the mold is

one of the three known to be potentially harmful, but " testing is sketchy,

and determining the types of mold is difficult, " Pickel says. " There are so

many various kinds that it's hard to isolate them, and we don't know what

each one can do. "

If you decide the problem is small enough that you can deal with it, take

every precaution to prevent spreading the spores. " Isolation of the airborne

materials is the key concern, " says Tom Kenney, senior engineer with the

NAHB Research Center. A series of tarps can isolate the area if it's small

enough, and respirators and gloves should be used.

There are no federal regulations on how to deal with mold, says Pickel, but

some rules, such as the U.S. Occupational and Safety Health Administration's

respirator standards, might apply as in any situation. " There are no

requirements except to use common sense, " she says. " If you encounter an

entire wall of mold, talk to a remediator. Overall, when in doubt, be

cautious. " New York City has established a set of guidelines, she notes, but

they are only suggestions, not regulations.

Kowalski's remediators use full respirators with HEPA filters along with

Tyvek suits and gloves. They also install a negative air-filtering machine

that cleans the air while ensuring that the area has the lowest air pressure

in the house, preventing air currents from moving into other rooms. Kowalski

removes the moldy materials in bags that are taken out through a series of

three air chambers with negative air-filtering units to ensure that the

outside of each bag is cleaned as well.

Once out of the home, however, the bags simply are taken to the dump. There

are no regulations for disposing of mold, and once it's in the outside air,

it disperses, Kowalski explains. " Mold has been around for a long time and

is part of nature, " he says. " It's only when it's part of our living space

that it's a problem. "

Remodelers also face the potential danger of having mold grow within their

remodeling and new construction projects. That can be a time bomb waiting to

go off many years later.

" In older homes, the window seals and siding aren't efficient, but they were

'washing' the home's air by being drafty, so mold didn't get a chance to

build up and become intolerable, " says Sevon, whose company last year built

Illinois' first Health House per American Lung Association criteria. " Now a

remodeler puts an envelope on the home that takes it from Swiss cheese to a

submarine. It can be an issue to be airtight. " In some cases, he recommends

an air exchanger to ensure that air in a tight home doesn't become stale.

Other techniques used in the Health House home include insulating and

sealing the walls as well as using under- cabinet lighting. Natural

materials were used almost exclusively, including flooring and countertops.

The home provides not only low heating and cooling costs but also a safe,

healthy environment that isn't sterile, Sevon notes.

Extensive sealing and insulation methods were used on all windows, doors and

other penetrations to seal out moisture. They work in conjunction with

advanced HVAC equipment, including an air-filtration and ventilation system,

to keep fresh air moving through the home to cycle out any mold spores that

enter. Sevon also waterproofed the foundation by spraying the walls and

footings with a natural rubber material, eliminating another potential

source for moisture penetration.

Protection against litigation

Ensuring that mold problems don't occur, however, is out of remodelers'

hands because homeowners have the most control over maintenance issues that

can encourage mold growth. Bawden has added a section to his standard

remodeling contract that outlines his responsibilities versus the homeowner'

s. These portions are included under sections covering other environmental

hazards such as lead and asbestos.

A section on long-term responsibility assures the client that Legal Eagle

has exercised reasonable care to ensure that the remodeling is free from

harmful molds, but it stresses that proper maintenance is required to

continue that status. It outlines the homeowner's responsibil-ity to

investigate and remedy any moisture accumulation and points out that any

repeated spills, including those from a pet dish, can create a breeding

ground. The goal, Bawden says, " is to put a duty on the homeowners to

maintain the proper conditions and ensure they understand they're

responsible for proper maintenance. "

No contract will alleviate all problems, he says. " If a homeowner calls with

a problem five years later, be sweetness and light and show your concern, "

Bawden advises. Visit the home with a camera to examine and document the

problem, checking for its source to determine causation. In many cases, he

notes, no matter what caused the problem, the remodeler will be well-served

to fix it. " Whether it's out of warranty or not, you're probably best off

repairing the problem, even if it costs $1,000. That's a lot cheaper than

getting those legal papers in the mail. "

The chances of remodelers' facing a mold problem, either during a project or

in a concerned call from a past client, will continue for some time, all

agree. " We'll probably see this area grow as awareness among homeowners

grows and lawyers become involved, " Bawden says. " But I believe that when

people see the rarity of it affecting anyone, it will go back to normal

again. "

Whether the concerns are born out by science, affect only a handful of

people or fade away completely, the potential for problems remains. Knowing

the dangers, staying aware of the potential and taking precautions - both in

the home and in contracts - can protect homeowners, crews and remodelers

from any dangers presented by mold.

Building to avoid mold growth

Use quality building products, especially when dealing with siding,

shingles, windows and pipes.

Carefully install roofs and windows and ensure that they are properly

flashed.

Ensure that lumber or drywall is dry when installing it.

Add insulation around cold surfaces to reduce the possibility of

condensation.

Ensure that rainwater drains away from the building through downspouts and

proper landscaping.

Provide ample and properly sized venting fans in kitchens, bathrooms and

laundry rooms.

Position hot-air registers so they don't force air onto exterior walls,

creating condensation.

Don't use vinyl wallpapers in high-moisture areas, as they can create a de

facto vapor barrier that traps moisture in the wall, where mold will grow.

Maintain appropriate air movement and temperature range during renovation,

even if the home is vacant, to keep mold from becoming established.

Online information

Centers for Disease Control: Information on the health effects of mold,

www.cdc.gov/nceh/airpollution/mold

Environmental Protection Agency: Mold resources,

www.epa.gov/iaq/pubs/moldresources.html

NAHB: A wide range of information for members and nonmembers through

www.nahb.com and www.nahb.net (members)

New York City Department of Health: Guidelines on the assessment and

remediation of fungi in indoor environments,

www.nyc.gov/html/doh/html/epi/moldrpt1.html

Restoration Consultants: A variety of background on mold remediation and

mold dangers, www.restcon.com