Cliff Zlotnik, Water Loss Institute president, and Claudia Ramirez, ASCR International's executive vice president, asked me to share some of my experiences in toxic mold remediation.

One toxic mold remediation project began with a call to our office from an apartment community property manager. I was asked what my response would be if I was told that at least one of their occupied apartments was confirmed to have Stachybotrys chartarum (atra). My response was that they should be concerned and a plan of action should ensue as soon as possible.

The problem was located in a first-floor apartment of a two-story, wood frame building with T-111 simulated wood exterior siding. The occupants included two children under the age of 12 and two adults. The occupants told me that this apartment had sustained flooding from the upstairs apartment on several occasions over a period of 10 years. They reported that they had called the Environmental Protection Agency (EPA) after being disappointed and concerned with the lack of effective response by the maintenance crew. They said that after each overflow upstairs, the maintenance supervisor would call his carpet cleaner to "suck up the water" (I really hate that expression) on the second floor. Then, days later, mold would appear on their first floor apartment ceiling in the bathroom below the flood. For years when this happened, they said that the maintenance crew would take a mechanical sanding device and "sand off the mold" in the downstairs bath. Then, maintenance would spray on a water stain seating agent and simply repaint the drywall. The mother told us that she and one child were experiencing respiratory problems and the other child had developed asthma.

The EPA suggested having the mold tested and later provided literature on the subject of Stachybotrys chartarum. (atra). The presence of Stachybotrys was confirmed to be present on the plenum side of the bathroom ceiling drywall. This testing was performed by a research microbiological laboratory in Us Vegas. We were retained by the property's owner to rid the apartment of this dreaded mold.

The essence of the EPA's recommendation for this remediation was that we follow the 1993 New York City Guidelines for Stachybotrys Remediation, referred to as, "The Indoor Air Guidelines, May 7, 1993." These guidelines were developed and written by an internationally acclaimed panel of seven. There are several books and other papers written on this subject, as the Stachybotrys fungus has been known to be carcinogenic to some animals, including horses. There are several books and papers that have been written that affirm that in humans it can attack the immune system and leave one susceptible to attacks from other foreign agents. Nausea, disorientation, watering eyes and breathing problems are also symptoms that are sometimes associated with exposure to the Stachybotrys mycotoxins.

Whether the Stachybotrys is dried up and dormant or not, the toxin can still be associated with the spore. Spores can also become airborne, and that presents another major problem.

Stachybotrys can affect you by inhalation, ingestion or skin contact. Having that knowledge, we deemed that proper respiratory protection was appropriate, even during pre-remediation inspections.

The problem was defining "proper respiratory protection." After much research, we discovered that the minimum protective respirator for this assignment would be a half-face air purifying respirator (APR) with combination HEPA/Organic/Acid Gas filters for certain portions of the work. During massive destruction sampling and/or demolition, powered air purifying respirators (PAPRs) are recommended.

Please understand that Stachybotrys is not listed by the EPA as a hazardous material or waste. Therefore, the only governing federal agency that assumes authority (by way of worker protection and safety) is OSHA!

It's usually advisable to refrain from disclosing information about any remediation of this type to the other occupants of the property, the media or to onlookers. Questions are best referred to the property manager or the owner.

The plan was to remove the entire bathroom ceiling to check for mold and water leaks. Before all of this could be undertaken, all contents had to be cleaned, treated and removed. A "clean area" was established in the living room. The remediation crew donned their respirators and full body protection with Tyvek suits and rubber gloves. Breaches were closed with duct tape.

The project eventually involved the remediation of over 10 apartments that were affected by Stachybotrys.

The essence of the New York City guidelines call for "Asbestos Abatement Protocol." The guidelines also suggest hazardous materials training for workers and supervisors. I am living proof that asbestos abatement experience isn't necessary. However, I do recommend asbestos abatement training before you undertake a project like this. Certified training requires a minimum of one week (40 hours) of required courses.

Toxic mold remediation also requires a lot of the same highly specialized equipment that is used in asbestos abatement work. However, you cannot follow the asbestos abatement protocol verbatim. It's actually contrary to certain aspects of proper mold remediation.

Once the contents are cleaned and removed, you must isolate the work area from the clean area or "clean room" as it is referred to. Critical barriers are then installed and a decontamination (decon) chamber system is built in place. We hired an industrial hygienist to design our safety program, as well as our respiratory training program, hazardous communications program and our standard operating procedures for our mold remediation projects. The industrial hygienist walks through each job to check our decon chambers and "smoke test" them. This test helps verify the air flow patterns and to ensure that a negative pressure is present in the work area (in relation to the clean room).

It is recommended that an environmental consultant write the job specifications for each project of this type. Each state and local government may have laws and regulations that could complicate a toxic mold remediation project. For instance, in Clark County, Nevada, where I live, a permit must be obtained for all dry-wall removal over 10 square feet. In order to obtain a permit with the city or county, you must be licensed by the state as a qualified contractor. Please note that an asbestos abatement contractor would not qualify to obtain the required permit unless the drywall was certified to contain over the acceptable limit of asbestos.

Once critical barriers, decon chambers, negative air filtration devices, make up air, temporary lighting, temporary electricity, fire extinguishers, safety egress floor plans, job logs, safety logs, dump logs, equipment, exit signs, materials and manometer or pressure differential meter(s) are in place, demolition can proceed after each daily safety meeting.

No job is complete until the paperwork is done, that's so true with this type of operation. Daily safety meetings are a way of fife when it comes to this remediation protocol. Safety meetings are logged. Visitors and workers must sign in and out. Standard operating procedures must be available on site for all worker's reference. Spare protective gear must be provided to inspectors and other necessary visitors.

Demolition should be conducted with the least agitation possible. It should be noted that an independent qualified microbiologist or mycologist should, at a minimum, monitor the clean room during work hours for airborne contaminants that may escape from the work area. Once gross contamination has been removed, final clean up is necessary. Debris or equipment/materials must not be transported through the decon chambers. A separate "waste out" or "dump out" chamber is needed. A microbiologist or mycologist should conduct "clearance samples" after you declare your decontamination process complete. After the entire area is cleaned for normal use and upon final payment. You should give a copy of the job logs and all reports, including the final clearance, to the building owner.

I have been in the reconstruction business just under 30 years. I began by specializing in fire damage repairs. About 10 years ago, I decided to expand my knowledge of water damage restoration. In the process, I opened a cleaning, deflooding and restoration business. With most fires, there is a flood. It always amazes me to hear a surprised response to that statement. Most people understand that mold and mildew can occur after a flood. Proper treatment and dry down methods are not so easily understood. The Water Loss Institute has courses available that are certified through the IICRC for those who wish to further their education in nationally accepted guidelines.

Author: Terranova, J.
Date/Pages: Feb. 1997, 14-15

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Article provided by the Association of Specialists in Cleaning and Restoration (ASCR).