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While it is true that mold has been around long before humans inhabited our planet, it can be a serious thorn in the side of even the most diligent property owner.

Understanding mold, where and why it exists, and how to get rid of it has become something of an “unofficial” industry that has blossomed from the widely publicized lawsuits involving mold exposure and property damage.

Unlike other hazardous materials such as asbestos and lead-based paint, mold is unique in that regulatory agencies such as EPA or OSHA have declined to regulate or establish permissible exposure limits for this potential hazard. Realizing that the establishment of realistic permissible exposure limits, or regulatory requirements for mold inspectors or mold abatement contractors is not likely to happen any time soon, one must tiptoe through a proverbial minefield of do’s and don’ts. Step on a “don’t” and its game over….you’re headed to court.

The Nightmare Scenario…

Mold needs certain things to exist. First it needs a food source. The paper layer on your drywall or that newly finished hardwood floor will do nicely. The next thing mold needs is a water source. For that we need look no farther than that leaking pipe you’ve been meaning to have fixed or those pesky lawn sprinklers that spray the side of the building at 3:30 AM every morning. Next we need 48-72 hours, no problem with that one. The last thing we have (but don’t necessarily need) is the tenant that stayed up late watching a special investigative television report called “Sick Building Syndrome-Is Your Home Killing You?” Now that we have all of the necessary ingredients for that nightmare scenario we hoped we’d never find ourselves in, let’s talk about what not to do.

Do Not:

• Do Not #1: Put the problem off or procrastinate. Doing so will only allow the mold to grow and inevitably get worse. As mold grows (colonizes) it can produce microbial volatile organic compounds or MVOC’s. Some MVOC’s can be carcinogenic.
• Do Not #2: Spray it with bleach. If I had a dollar for every time this one happens I’d be rich. Mold has survived billions of years by releasing millions of spores into the atmosphere at the slightest disturbance. Depending on the severity and location of the problem, the area should be properly sealed off with plastic sheeting. For larger losses a professional remediation contractor should be consulted.
• Do Not #3: Try to handle the problem yourself. Most asbestos and lead abatement contractors handle mold issues because they’re equipped to do so. Mold spores, like asbestos fibers and lead particles are microscopic and can become airborne at the slightest disturbance. Dealing with microscopic hazards and keeping those hazards from spreading to the rest of the unit or building are what these contractors do best.
• Do Not #4: Ignore the fact that the moldy building components that your handyman is getting ready to tear out could very well contain asbestos or lead. A little known fact is that the EPA’s asbestos ban and phase out rule was overturned by the U.S. 5th Circuit Court of Appeals in 1991. There are thousands of asbestos containing building materials being sold today that may contain asbestos. Get those materials tested by a Certified Asbestos Consultant before proceeding with any remediation efforts. This measure of prevention can save you thousands, even hundreds of thousands of dollars in fines and litigation stemming from asbestos exposure and illegal abatement. In older properties lead-based paint can be a potential hazard as well. Get it tested.
• Do Not #5: Do not attempt any remediation until the source of water that caused the mold is found and corrected. Most maintenance budgets do not include funds that finance putting the cart in front of the horse.

Since I’ve discussed a few “Do not’s” lets discuss some “Do’s” that may keep a situation from being blown out of proportion and becoming that “nightmare”.

Do:

• Do #1: Do take any water damage or water intrusion incident seriously. Most moldy nightmares are preventable if handled correctly and quickly. Extracting the water and drying water damaged components to pre loss conditions within 24 hours will usually deny the mold the ability to colonize. The more colonization that occurs, the more money and liability it will cost you in the end.

• Do #2: Take the time to have your maintenance staff trained. A simple 4 hour mold awareness course will give your staff the information necessary to determine when a potential mold situation should be handled in-house versus when a professional should be consulted.
• Do #3: Establish a professional and contractual relationship with a remediation contractor before a water intrusion episode occurs. Ironically most water pipes that burst do so in the middle of the night or during a long holiday weekend. Haggling over the cost of water extraction at 3:15 AM with a remediation contractor is not a pleasant experience. Most reputable remediation contractors will submit prices for their services for your review and approval before disaster strikes. Having a remediation contractor on-call 24/7 with pre-negotiated rates will save you not only time and money, but headaches as well.
• Do #4: Communicate with your tenants. Let them know that you are on their side and they need to be on yours. If your tenants have water intrusion issues in their unit, let them know that you need to know about it as soon as possible. Some property owners have this written into their lease agreements.
• Do #5: When in doubt, contact an environmental consultant. Environmental consultants play a key role in several important phases. A good environmental consultant will identify the problem, quantify the d amage, evaluate potential health risks, develop a remediation scope of work and handle the post-remediation verification. Post remediation verification is where the consultant (that represents you by the way) will ensure that the remediation was done correctly and thoroughly.

In the end, tenants want a safe place to live and property owners want to provide that safe place. A partnership between owners/management, tenants, remediation contractors and consultants is essential. Let’s face it, pipes will burst, water heaters will leak and tubs will overflow. How and when the situation is addressed will, in every case, dictate the outcome. If handled properly the moldy nightmare can be avoided.

Santiago Concepcion is the Senior Project Manager and Assistant Training Director for NationalEcon Corporation – A leading environmental consulting and training firm located in Anaheim, CA.  National Econ Corporation provides professional mold consulting, testing and training services as well as the EPA-Accredited Lead Safety for Renovation, Repair and Painting (RRP) initial and refresher courses in English, Spanish and Korean. For more information visit nationalecon.com or

call 877-NAT-ECON, www.nationalecon.com, or email the author at: Santiago@nationalecon.com