Stachybotrys, Aspergillus, Penicillium, Hyphae . . . no, we aren’t talking about the latest types of pasta. Each of these is a type of mold that can permeate your facility and cause building damage ranging from minimal inconveniences to structurally unsafe conditions. As well, mold can create hazardous IAQ (indoor air quality) conditions that can affect the physical well-being of your tenants.
You may think that, because your facility is in a low-humidity area or a region that is fairly arid, your risk of mold and mold-related problems may not be as great as a facility in a more humid region. However, mold growth does not require the presence of high humidity or standing water. Growth can occur when the relative humidity or the hygroscopic properties (the tendency to absorb and retain moisture) of building surfaces allow enough moisture to accumulate. Additionally, the age of your building can impact your susceptibility to mold.
No matter what part of the country you may work in, potential mold growth is a pervasive problem that every facility manager must address.
Put quite simply, the key to controlling mold is controlling moisture.
Determining Whether You Are at Risk For or Currently Have Mold in Your Building
Your first step in keeping mold out of your facility is to determine your risk level. No one can completely eliminate the possibility of mold growth; mold spores are almost always present in both outdoor and indoor air, and almost all commonly used construction materials and furnishings can provide nutrients to support mold growth-but you can take steps to reduce growth opportunities. If you are concerned that mold growth might be present in your building(s), perform a walkthrough to look for some of the common indicators listed below. If you wish to incorporate preventive measures as part of your overall facilities management plan, adding these indicators to your routine maintenance inspection checklist should be sufficient.
Everyday factors to look for that can indicate whether mold is present in your building include:
- black growth on or under restroom tiles, in maintenance rooms or basements, or around windows and doors
- blocked gutters
- complaints of increased allergy or respiratory symptoms among building occupants
- condensation· cracking, peeling paint
- flooding (either past or present)
- high humidity
- leaky roof
- loosening of drywall tape
- mildew or musty odors
- poor ventilation
- presence of wet materials
- rusting
- visible spores and growth
- warped wood
- water leaks/pipe leaks
- water stains on walls
If your property has recently sustained water damage or flooding, you are clearly at a much greater risk for mold growth. In addition to the myriad other tasks involved with cleaning up water damage, you must keep a sharp eye for mold growth. Mold growth can begin in as little as 24 hours. The type of water damage is another factor in growth potential as well. Damage from clean water may be less and easier to clean than that from water possibly contaminated by sewage, chemical, or biological pollutants.
Not all mold growth is visible, however. The back sides of drywall, wallpaper, and paneling; the top of ceiling tiles; the underside of carpets and pads; as well as utility tunnels and air handling units may all have hidden mold. If a visual inspection yields no signs of mold but you still suspect mold growth, it is advisable to call in a professional to conduct a more thorough inspection.
Steps You Can Take to Reduce Moisture and Mold-Friendly Conditions
Reducing moisture and inhibiting mold-friendly conditions can and should be part of your current facilities management plan.
- Assess current drainage and slope directions. As much as possible, drainage and slope should head away from the foundation of your building. If your building is located at the bottom of a hill, make sure internal and external drainage systems are adequate, clean, and functioning properly.
- Perform HVAC systems inspections and routine maintenance. Properly inspected and maintained HVAC systems affect your building operations on many levels, including positive IAQ—a key factor in moisture control. Humidification and dehumidification systems must be kept clean to prevent the growth of dangerous bacteria and fungi. Poor or no water treatment in cooling towers can result in the growth of hazardous organisms that will then filter into the HVAC supply ducts. An accumulation of water anywhere in the system can result in harmful biological growth that can be rapidly distributed throughout the entire building. Drip pans for equipment must always be clean and unobstructed in order to ensure proper water flow.
- Perform unscheduled maintenance. If you have recently experienced flooding, water leakage, or heavy rains, don’t wait for your scheduled inspections to look for mold growth. Remember, mold can begin to grow in as little as 24 hours, so don’t delay. The extra effort you put forth immediately can save you from major building damage, significant money output to clean up mold, and the headaches and stress involved in a full-blown mold remediation process.
- Ensure proper housekeeping. Dirt on surfaces supplies mold with the nutrients it needs to grow. Cleaning and disinfecting with nonpolluting cleaners and antimicrobial agents can provide protection against mold growth.
- Respond quickly. Fix leaky plumbing and building envelope leaks as soon as possible. If wet or damp spots appear, clean and dry them within 48 hours. Depending on the size of the damp areas, you may need to rent professional drying and ventilation equipment. Make sure you have a list of resources available in your overall facilities management guidelines.
- Ensure proper IAQ and humidity levels. The ideal range for indoor relative humidity is 30 to 50 percent. To increase or decrease moisture levels in the air, increase ventilation if outside air is cold and dry, or dehumidify if outdoor air is warm and humid. The air around windows and doors is more difficult to keep balanced; keep a watchful eye on condensation levels around these areas. If condensation lingers, you may need to consider using additional humidity control equipment for these specific areas, or updating or upgrading your door and window units to better modulate condensation.
- Communicate with and listen to your tenants. Tenant activities can positively or negatively impact your efforts to keep mold in check. Tenants who have a significant number of plants clustered together may not be aware of the increased potential for mold growth in that area. Blocking off air-circulating vents can alter your HVAC system’s performance. Tenants who have access to working windows may intentionally or unintentionally leave them open, allowing humidity and airborne dirt to settle in their offices. Some tenants may complain about musty odors or increased allergy symptoms, two key indicators of mold growth.
You Found Mold in Your Building. Now What?
The steps you take to clean existing mold and prevent new growth will vary based on several conditions. Among others, the extent of the damage to the structure as well as the building materials (such as carpet, tiles, or drywall) and contents (like furniture and equipment); the amount of mold; and tenant schedules will all factor into your cleanup planning and activities. The EPA (Environmental Protection Agency) has written several highly informative guidebooks and information packets that can help you determine the extent of the cleanup procedures you will need to perform. This information is available online at http://www.epa.gov/iaq/molds/moldresources.html.
Much of the information contained in this article was developed from the EPA information referenced herein, as well as from BOMI Institute’s textbooks. For more information on BOMI, visit www.bomi-edu.org.
