MOLD ACTION PLAN by Levone

VIEWS: 110 PAGES: 11

									MOLD ACTION PLAN
                                RESPONSE

     CONTENTS – RESPONSE TO MOLD PROBLEMS
1.   Introduction To Response Plans

2.   Pre-Event Preparation

3.   Response During Construction

4.   Response Post-Construction

5.   Reference Internet Links

6.   Reference Documents
     a) Checklist For Mold Remediation, From Epa Guidelines
     b) Water Damage Response Guidelines (Table 1) From Epa Guidelines
     c) Sample Record Document
                           Mold Action Plan
                                        Response

                        1. INTRODUCTION TO RESPONSE PLANS

There are two distinct situations where a response plan is required. The situations are:

  1.   During Construction
  2.   Post Construction
Given the unique conditions existing in each situation, we have produced two distinct response
plans. The response plan during construction is much more general beyond the point of cleaning
up the excess moisture and documentation. In this plan, we have stayed away from specific
recommendations for every conceivable scenario and suggested “guiding principles.”

In the post construction situation, our response plan is more specific and driven by the degree of
water/mold intrusion. We have utilized a flow chart with references to documents and links that
cite specific government guidelines.


                               2. PRE-EVENT PREPARATION

By definition, water intrusion events need to be addressed as quickly as possible to minimize
damage and possible mold growth. Below is a list of suggested equipment that may be purchased
in order to prepare for potential water intrusions. Preparation may also include the identification
of potential resources, i.e. water cleanup/restoration specialists, certified industrial hygienists,
mold remediation specialists, etc. that may be called upon to assist in all aspects of a response
plan. These resources may be able to assist in all phases of the plan from the initial water
intrusion to the final report.

                              Suggested List of Owned Equipment

      Moisture Meter

      Dehumidifiers
      Floor blowers/dryers
      Wet/Dry Vacuum
                             Mold Action Plan
                                             Response
                                        Notification Procedures

Notification to one or more of the following parties should be seriously considered:

   1. Insurer
   2. Attorney
   3. All parties affected by the water intrusion


                                   3. DURING CONSTRUCTION

The flow chart below shows suggested steps for responding to a water intrusion event that takes
place “during construction


           Figure 1: Water Intrusion Response Plan Flow Chart – During Construction



                                                 Water Source ID



                  Stop / Limit Water Intrusion                         Notify Applicable Parties



                                                                       Remove Excess Water /
                   Photograph / Document
                                                                           Dehumidify


                                             Verify complete removal
                                             of moisture and mold




                                            Guiding Principles

If large-scale water intrusion occurs, it may be beneficial to hire an outside Restoration
Contractor to assist in the drying and cleanup if the General Contractor does not have the
necessary resources. Emphasis should be to dry salvageable materials and remove other
materials immediately after water intrusion, prior to any potential mold growth. Refer to Table 1
of EPA Guidelines for reference (attached)

After drying, cleanup, and repair of leak, affected areas should be periodically checked for
moisture or mold to ensure problem does not reappear.
                          Mold Action Plan
                                       Response
                                 4. POST CONSTRUCTION

The response plan for a finished structure (post construction) has three governing parameters,
listed below:

   1. How long since the water intrusion occurred?
   2. Has visible mold growth occurred?
   3. Size of the water damage or mold growth.
The attached flow chart addresses these issues. While the flow chart is a basic blue print for
managing a response plan, judgment will be required for some decisions, such as whether to
obtain a Hygienist or Remediation Contractor for relatively minor damage. Specific instructions
for remediation work are detailed in the EPA guidelines (web link below).

The response plan flowchart has also been linked to Checklist for Mold Remediation, from EPA
402-K-01-001: Mold Remediation in Schools and Commercial Buildings. The numbers noted at
the end of each checklist item correlate to a box in the flowchart.
                                                 Mold Action Plan
                                                                       Response
                      Figure 2: Water Intrusion Response Plan Flow Chart – Post Construction

* Requirement for Remediation Contractor varies by case and by General Contractor’s
capabilities. N.Y. Protocols recommend areas of 30+ S.F. mold damage to be handled by
Remediation Contractors. For early water damage, outside specialists may be necessary for
larger events, where G.C. may not have resources to completely dry the building materials
quickly.

** Requirement varies by size and occupancy. N.Y. Protocols recommend hygienists at areas
greater than 30 S.F., but in occupied buildings should be considered at 10 S.F. or smaller,
depending on sensitivity of locations and occupants.


                                                                          0a - Identify Water Source



                                             0b - Stop / Limit Water Intrusion                         0c - Notify Applicable Parties



                                                                                                       0e - Remove Excess Water /
                                             0d - Photograph / Document
                                                                                                                Dehumidify


                                             0f - Assess Need for Outside
                                                                                                       0g - Assess Need for Hygienist**
                                                   Remediation *


  1 - Less than                                                             2 - Greater than 48 Hours
                                                                                                                                          3 - Visible growth
  24-48 Hours                                                                   + no visible growth


           1a - Remove impacted materials,                                                                                                           3a - If required, contact Hygienist
                                                                                           `2a - Not Occupied, see “1”                                            for protocol
                Use moisture meter



           1b - If growth discovered, go to                                                                                                              3b - If required, contact
                                                                                                  2b - Occupied
                        “3” above                                                                                                                        Remediation Contractor


           1c - Potential further damage?                             2c Remove impacted materials w/
                                                                                                                                                           3c - Do not use fans
            Reassess need for Hygienist                                    EPA Containment/PPE


           1d - Photograph / Document /                                2d - If growth discovered, go to                                               3d - If work in-house, use EPA,
                    Keep Records                                              “3” above                                                                   And refer to “2b” above


                                                                      2e - Potential further damage?
                  1e - Check for return of                              Reassess need for Hygienist                                                    3e - Obtain “Clearance” Letter
                     moisture or mold                                                                                                                              from IH


                                                                       2f - Photograph / Document /
                                                                                 Keep Records


                                                                            2g - Check for return of
                                                                               moisture or mold
                        Mold Action Plan
                                     Response
                                5. REFERENCE LINKS

EPA: Mold Remediation in Schools and Commercial Buildings (EPA 402-K-01-001, March
2001):

          PDF Format: http://www.epa.gov/iaq/molds/graphics/moldremediation.pdf
          HTML: http://www.epa.gov/iaq/molds/

New York City Department of Health and Mental Hygiene: Guidelines on Assessment and
Remediation of Fungi in Indoor Environments:

          http://nyc.gov/html/doh/html/epi/moldrpt1.html
                         Mold Action Plan
                                      Response

                             6. REFERENCE DOCUMENTS


    CHECKLIST FOR MOLD REMEDIATION, FROM EPA 402-K-01-001: MOLD
       REMEDIATION IN SCHOOLS AND COMMERCIAL BUILDINGS:


CHECKLIST FOR MOLD REMEDIATION*
Investigate and Evaluate Moisture and Mold Problems

    Assess size of moldy area (square feet). FLOWCHART 0f, 0g

    Consider the possibility of hidden mold. FLOWCHART 1c, 2e

    Clean up small mold problems and fix moisture problems before they become
     large problems. FLOWCHART 0b, 0e

    Select remediation manager for medium or large size mold problem.
     FLOWCHART 0f, 0g

    Investigate areas associated with occupant complaints. FLOWCHART 3

    Identify source(s) or cause of water or moisture problem(s). FLOWCHART 0a

    Note type of water-damaged materials (wallboard, carpet, etc.). FLOWCHART
     0f, 0g, 1a, 2c, 3D

    Check inside air ducts and air handling unit. FLOWCHART 0a

    Throughout process, consult qualified professional if necessary or desired.
     FLOWCHART 0f, 0g

Communicate with Building Occupants at All Stages of Process, as Appropriate

Designate contact person for questions and comments about medium or large-scale
remediation as needed. FLOWCHART 0c
                           Mold Action Plan
                                        Response
Plan Remediation

     Adapt or modify remediation guidelines to fit your situation; use professional
      judgment. FLOWCHART 0f, 0g

     Plan to dry wet, non-moldy materials within 48 hours to prevent mold growth (see
      Table 1 and text) FLOWCHART 1

     Select cleanup methods for moldy items (see Table 2 and text). FLOWCHART 3d

     Select Personal Protection Equipment – protect remediators (see Table 2 and text).
      FLOWCHART 2c, 3d.

     Select Containment Equipment – protect building occupants (see Table and text).
      FLOWCHART 2c, 3d.

     Select remediation personnel who have the experience and training needed to
      implement the remediation plan and use Personal Protection Equipment and
      containment as appropriate. FLOWCHART 0f, 0g


Remediate Moisture and Mold Problems

     Fix moisture problem, implement repair plan and/or maintenance plan.
      FLOWCHART 0b

     Dry wet, non-moldy materials within 48 hours to prevent mold growth.
      FLOWCHART 1

     Clean and dry moldy materials (see Table 2 and text). FLOWCHART 3

     Discard moldy porous items that can’t be cleaned (see Table 2 and text).
      FLOWCHART 3




*   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.
                          Mold Action Plan
                                            Response
WATER DAMAGE RESPONSE GUIDELINES, FROM EPA 402-K-01-001: MOLD
    REMEDIATION IN SCHOOLS AND COMMERCIAL BUILDINGS:


     TABL E 1 : WAT E R D AM AG E – CL E AN U P AND M O LD PR E V ENT I O N

    Guidelines for Response to Clean Water Damage Within 24-48 Hours to Prevent Mold Growth*
                             1
 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.

 Carpet and backing – dry                 Remove water with water extraction vacuum.
                    2
 within 24-48 hours
                                          Reduce ambient humidity levels with dehumidifier.

                                          Accelerate drying process with fans.

 Ceiling titles                           Discard and replace.

 Cellulose insulation                     Discard and replace.

 Concrete or cinder block                 Remove water with water extraction vacuum.
 surfaces
                                          Accelerate drying process dehumidifiers, fans, and/or heaters.

 Fiberglass insulation                    Discard and replace.

                                   2
 Hard surface, porous flooring            Vacuum or damp wipe with water and mild detergent and
 (Linoleum, ceramic tile, vinyl)           allow to dry; scrub if necessary.

                                          Check to make sure underflooring is dry; dry underflooring if
                                           necessary.

 Non-porous, hard surfaces                Vacuum or damp wipe with water and mild detergent and allow
 (Plastics, metals)                        to dry; scrub if necessary.

 Upholstered furniture                    Remove water with water extraction vacuum.

                                          Accelerate drying process 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.
                          Mold Action Plan
                                         Response

      TABL E 1 : WAT E R D AM AG E – CL E AN U P AND M O LD PR E V E NT I O N

     Guidelines for Response to Clean Water Damage Within 24-48 Hours to Prevent Mold Growth*
                             1
Water-Damaged Material              Actions

Wallboard                              May be dried in place if there is no obvious swelling and the
(Drywall and gypsum board)              seams are intact. If not, remove, discard, and replace.

                                       Ventilate the wall cavity, if possible.

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.


* 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.


1
    If a particular item(s) has high monetary or sentimental value, you may wish to consult a
    restoration/water damage specialist.

2
    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.
                                                                                               Mold Action Plan
                                                                                                                          Response
                                                                                                       SAMPLE RECORD DOCUMENT

                                                                                 Contractor Abatement/Mitigation Record
                                                                            Post Flood Or Water Intrusion Event Contractor(s):


                      Describe How                                 Describe the Nature and Extent                                                        Describe How                                       Assigned/Responsible                                     Date
       Location*




                      The Area Was                                         of Abatement                                                                  The Area Was                                          Subcontractors                                      Release
Date
 +




                      Selected Pre-                                                                                                                      Cleared Post-                                                                                                To
                       Abatement                                                                                                                          Abatement                                                                                                 Owner

                                                                                      Describe Equipment Used                                                                                               #1                     #2                   #3

                                                                                                                                                                                                                        Date(s)
                                                             Drywall Removed (SF)




                                                                                                                   Dehumidify



                                                                                                                                           HVAC or
                                                                                    Vacuum
                                                                                    Wet/Dry




                                                                                                                                            HEPA
                                                                                     (Hrs)




                                                                                                                                                                                                 Assigned



                                                                                                                                                                                                                        Assigned



                                                                                                                                                                                                                                             Assigned
                                                                                                                                                             Air Samples
                                                % Moisture




                                                                                                                                                                                                              Cleared



                                                                                                                                                                                                                                   Cleared



                                                                                                                                                                                                                                                         Cleared
                                   Instrument




                                                                                                                                                                                    % Moisture
                          Visual




                                                                                                                                                                           Visual
                   Date




                                                                                                                                                      Date
                                                                                    Mach. ID



                                                                                                        Mach. ID



                                                                                                                                Mach. ID
                                                                                               (Hrs)



                                                                                                                   (Hrs)



                                                                                                                                              (Hrs)




                   Superintendent/Project Manager:___________________________________________

                   Date:_____________


                   Key:
                      + - Record date of first discovery
                      * - Any method maybe used, i.e. room number, assigned designations letters, numbers, etc

								
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