Mold Assessment and Remediation Services

Mold growth in buildings has become a concern due to potential health problems from occupant exposure, litigation from alleged complications and difficulties in obtaining insurances.

Toxic Mold, The complete Story

E&R has experienced hygienists and engineers that can assess a mold condition, identify building conditions that need to be corrected to stop continued mold growth, and develop remediation strategies. E&R's experienced, licensed professional engineers can provide mold remediation specifications for turnkey assessment and remediation services. E&R maintains a strong professional and pollution liability insurance that covers mold assessment and microbial remediation. E&R's experience and comprehensive insurance coverage make E&R the right choice.

E&R provides the following microbial assessment and remediation services

	Mold and water damaged building material assessments that investigate the site for sources of moisture/water intrusion and defines the extent of impacted building materials.
	Indoor Air Quality Study (IAQ) to assess air quality for impact from mold/fungi.
	Provide remediation recommendations and contract documents for remediation.
	Perform a turnkey remediation, or manage a selected remediation contractor.

By: Mark P. Ruhnke, P.E.
Environmental Engineer
April 2, 2003

Introduction
What is toxic mold, why is it a health concern, why does it grow in buildings, how can it be prevented and what does it take to remove it? These are questions facility mangers and property owners are being faced with as building occupants become aware of the potential health effects and symptoms caused from mold exposure.

What is Mold?
Mold is a living organism that is neither plant nor animal and is classified in its own biological kingdom. These micro fungi (mold) organisms survive by secreting enzymes to the outside of their bodies to digest the organic matter they live on (i.e. wood, sheetrock). They multiply by budding and sporing. As the producing buds release spores they become airborne and then the new spores colonize in areas where conditions (wet building materials) allow new growth.

Various types of mold naturally produce toxins. These toxins may be produced in the form of a gas from the respiration (breathing) process of the organism, or may be contained in the cell tissue.

Problems develop when these toxic gases and cell tissues (biological contaminants) become airborne and create indoor air quality issues.

Why the Health Concern?
Health becomes an issue when individuals are exposed to biological contaminants generated from mold at levels above the natural outdoor levels. The biological contaminants can create a variety of health effects and symptoms, including allergic reactions.

We experience exposure to molds every day, inside buildings and in the outdoors. Identifying safe levels for indoor environments has been a challenge for regulatory agencies because very little data is available on symptoms and illnesses related to mold exposure levels.

Most environmental and health professionals are agreeing on the fact that indoor levels should be kept at or below outdoor levels to prevent health exposure issues.

Elevated levels of mold spores in buildings develop when mold growth and sources begin to colonize indoors.

Why Does Mold Grow in Buildings?
Mold requires, like most organisms, food and water to grow. When buildings have moisture problems the condition for mold growth begins. Many building materials are a good source of food for mold, such as wood, paper, sheetrock, carpet, etc. When these materials become moist they present a viable environment for airborne mold spores to grow and colonize.

Most moisture and mold related problems in building are from damp basements, leaking roofs, improper placement of vapor barriers, flooding and poor construction.

How to Prevent Mold Growth?
The general rule for preventing mold growth is to prevent the environment in which it will grow. That means removing the excess moisture from buildings. Fix water leaks as soon as possible, and use dehumidifiers in parts of the building where moisture is in the form of humidity.

If water damage occurs from roof leaks or floods, then the water should be removed and cleaned within 48 hours to prevent mold growth. Water damaged materials that cannot be dried within 48-hours may need to be removed and disposed of or dried off site.

Once mold growth establishes in a building it may be difficult and very expensive to remove and remediate.

How to Remove Mold Growth?
Removal methods of mold usually depend on the extent of the mold contamination. Small amounts of contamination require limited precautions. Buildings with extensive mold contamination require complex remediation plans to prevent the spread of contaminants, protection of building occupants, protection of remediation workers, and to provide for special contract conditions. These special conditions include provisions for worker training, waste disposal, and insurance requirements.

Case Study
Due to extensive mold contamination, a newly constructed building had to be vacated and completely gutted within two years after it was initially constructed. This building was constructed with several minor problems that were missed during the inspection process. These problems led to water damage and mold contamination that have resulted in an expensive remedial cost and operational losses.

The problem with this new building was not in the design, but it was in the poor construction quality and faulty inspections. The problems included improperly sealing/caulking the building envelope and burying exterior wall drainage weeps. The missing sealants and caulks allowed water to enter the building and created moisture conditions that allowed mold growth to flourish, hidden inside the walls of the building. The buried exterior drainage weeps added to the problem, letting exterior water build-up and pool at the base of the walls allowing it in infiltrate the building.

The mold and water damage was so extensive the only remedy was to completely gut the building down to the steel and concrete structural members. The initial construction cost of the building was four million dollars. The cost to remediate the mold and rebuild the building is in the range of two million dollars. The cost to fix the problems initially would have been about three thousand dollars.

Conclusion
The dangers of mold and heath related problems have been known since ancient times. The Bible tells about homes contaminated (made unclean) by mold should be vacated, and the unclean stones should be removed and brought to an unclean place outside of town. If the mold returns then the home should be vacated and burned.

Prompt prevention and repair of moisture damage in buildings is the best defense for Building Managers and Owners for preventing mold growth.

Mr. Mark P. Ruhnke is a licensed Professional Engineer with Jack Eisenbach Engineering, P.C., in Utica, New York. Mr. Ruhnke is experienced in management of new building construction, civil site design, industrial health and safety programs, indoor air quality studies, building demolition, environmental site assessments, subsurface investigations, remediation programs, petroleum bulk storage designs, asbestos abatement design, Brownfields redevelopment, environmental permitting and lead paint abatement projects.

Contact Mark Ruhnke, P.E. for more information.