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Routine Maintenance for Mold and Moisture Control Tips for Preventing/Remediating Mold Procedures for Mold Remediation Concern about mold in residential settings is escalating. While there are many unanswered questions about potential health effects of mold, it is prudent to repair any known conditions involving excessive moisture that could, under the right conditions, lead to mold growth and to clean and remove any mold growth when it occurs. In order to accomplish this objective, it is important to establish a partnership between management staff and residents so that conditions that require attention are identified and dealt with properly. Routine Maintenance for Mold and Moisture Control Routine maintenance and turnover activities provide on-site staff with the opportunity to monitor and correct any conditions involving moisture that could lead to the growth of mold. Apartment inspections will include inspection for mold. Any visual mold growth should be immediately and properly remediated as part of the requirements of the inspection/turnover process. Staff should also monitor the property for signs of moisture, water damage or situations that may lead to conditions favorable for mold growth (e.g. leaking faucets, broken sprinkler heads) when conducting other maintenance activities. Also be aware of situations such as carpet-cleaning techniques, which may leave carpets too damp and run the risk of creating conditions favorable for mold growth. A visual inspection is the first step in identifying the extent of moisture damage, which may create conditions favorable for mold growth. To the maximum extent possible, ceiling tiles, gypsum wallboard, cardboard, duct liner, wood, carpet, paper, and other cellulose surfaces should be given careful attention during a visual inspection. Kitchens, bathrooms, windows and HVAC systems should also be scrutinized. An earthy or musty odor may also indicate that mold is present. The use of a moisture meter to measure the saturation in building materials is useful in evaluating the extent of water damage and determining when the appropriate moisture level has been restored. Under further investigation, it may be necessary to look inside the wall cavities or filter areas to determine the extent of any water damage or mold growth. Once mold is observed, the extent of any damage area should be evaluated in order to determine appropriate remedial strategies based on EPA guidance. Tips for Preventing/Remediating Mold
Improperly cycling HVAC systems, or improper use by residents, can result in conditions of excessive humidity which could lead to mold growth. Manufacturer’s specifications for HVAC ventilation equipment (including appropriate settings, filter changes and cleaning) shall be followed and monitored closely. Procedures for Mold Remediation Once mold is identified, it is essential to identify and correct the underlying source of water intrusion. Otherwise, mold growth will recur. Generally speaking, if mold is either seen or smelled, it should be remediated. Thus, a visual inspection is the first step to assessing a mold service request. According to EPA guidelines, it is not essential to identify the types of mold (i.e., test) to remediate the situation. Under certain circumstances, however, it may be important to have building materials/air tested to determine the type of mold present. Consult with the Management Department before proceeding with any testing. If extensive (i.e. the total surface area of visible mold is greater than 100 square feet or the potential for increased resident or remediator exposure during remediation is estimated to be significant), it is important to consult an experienced professional with specific experience in mold projects to develop a remediation plan. In all situations, the underlying cause of water accumulation must be fixed or the problem may recur. A prompt response (within 24 to 48 hours) and thorough clean up, drying and/or removal of water-damaged materials will prevent or limit mold growth. A table of guidelines outlining the cleanup and prevention process of clean water damage is on file in the Department of Central Maintenance and Construction. EPA has delineated three levels of remediation, based on the total area of materials affected by visible mold growth:
EPA’s guidelines and suggested work practices include the use of personal protective equipment and containment systems based on the total surface area affected. A complete listing of personal protective equipment and containment needs based on the total surface area affected is on file in the Department of Central Maintenance and Construction and should be adhered to closely when remediating mold. It is our goal to maintain the highest quality living environment for our residents. To help achieve this goal, it is important to work together to minimize the potential for conditions that could lead to the growth of naturally occurring mold. Residents can help minimize mold growth in their apartments by taking the following actions:
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