Mold Prevention: It’s in the WaterMold Prevention: It’s in the Water

2 Continuing Education CreditsInstructor: Tim Svoboda

A Moment of Silence

Course Outline

• The purpose of this course is to familiarize insurance professionals with:– analyzing a water claim.– the life cycle of water claims .– the steps necessary for keeping them from turning

into mold claims .– the documentation required to prove it .– General information concerning mold claims.– What’s required to close a mold claim.

Resources

IICRC S500 Standard and Reference Guide for Professional

Water Damage Restoration

IICRC Applied Structural Drying Certification

05

101520253035404550

hail49.3%

water40.3%

fire5.7%

other4.7%

Insurance Claims Types

0

10

20

30

40

50

60

70

rf 15% side 2% Pnt 3% flr 65% dry 2% frm 2%

$ Spent on insurance claims

Restorative Drying Market

• Est. 1,000,000 Structures affected each year.• 3 Billion paid out each year Small amount paid to restoration vendor Cash out Drying not attempted Construction becomes cost effective

Mitigation?

• Consists of two segments.– What can be done before the claim to lessen

severity.– What can be done after the loss to stop

secondary damage and lessen severity.

Common Policy Language• Protect yourself and others.

• Notify insurance carrier.

• Protect Your Property.– This might include boarding up windows and salvaging undamaged items.

• Prepare a List of Damaged or Lost Items.– Keep damaged items until your Claim Handler has visited your home, and consider

photographing or videotaping the damage for further documentation.– Prepare a list of damaged or lost items and provide receipts for those items, if possible.

• Complete and Return Your Claim Forms.– After you have reported your claim, your Claim Handler will send you important

information to assist you and the claim forms that will be necessary for you to complete and return within a certain number of days.

– Read the information carefully and contact your Claim Handler as soon as possible if you have any questions or require additional information.

– Fill out and return the claim forms as soon as possible.

What Should the Homeowner be Doing?

• Find the source and stop it.• Check for hazards!• Move materials at risk to dry area.• If items are already wet move items from soon

to be affected areas first.• Do not open, unfold or unfurl anything wet.

Timelines

• Claims should be processed through your offices in under 30 minutes.

• Home owner should be contacted by a claims handler in under 1 hour.

• Claims handler should be on site in under 4 hours.

• Drying should begin now.• The most common water losses will be dry in

72 hours.

What is a water loss?

• Water losses are broken into 4 classes and 3 categories.

• Class refers to the physical size of the effected area.

• Category refers to the condition of the water.

• Inspect for Class of Loss -– Size/Involvement of job determine class

• Class 1 – Part of one Room• Class 2 – The whole room up the walls as much as 24

inches• Class 3 – The entire room from ceiling down to floor• Class 4 – Specialty Drying – Hardwood flooring, Ceramic

tile, Crawl spaces etc.

What comes first?

Class 1

Class 2

Class 3

Categorizing a Water Loss

• Water losses fall into three categories.– Category is determined by the source of the water

and not the amount as with classes.– Water loss categories can change quickly if water

is allowed to sit.– All classes and categories should be determined

before work begins.

Category 1

Category 1 – Clean Water

• More easily restorableWater Heater LeakBroken or frozen water pipeToilet Tank overflowSink overflow

Broken Water Line• ¼” ice maker line can pump ½ to 1 gallon per

minute. 700 – 1400 gallons in 24 hours.• 3/8” supply to toilet can pump 2-3 gpm. In 24

hrs that could result in 3,000-4,000 gallons of water.

• 5/8” hose for washing machine can pump 10-12 gpm, 14,000-17,000 gallons in 24 hrs.

Category 2

• Category 2 – Gray Water– Presence of organisms with possible health

implications – More materials may have to be discarded – 48 hours to cat 3 - Common sense prevails, know your customer

Examples:1.Sump pump failure2.Washing machine overflow3.Toilet overflow not involving fecal matter.

Category 3

• Category 3 – Black Water – Health exposure risk – Porous materials must be discarded in accordance with IICRC protocol. Biocides may be necessary, know your customer and use common sense.

Examples: 1. Sewage back-up2. Toilet overflow involving fecal matter3. Flood conditions from outside bodies of water

Black Water Loss – Category 3

What’s happened so far?

• Homeowners responsibility.– Loss is discovered, reported and origin dealt with.

• Insurance representatives responsibility.– Loss has been received, processed and assigned.

• Insurance representative and/or restoration professionals responsibility.– Claim is inspected and analyzed.– Drying procedure is established.

• Restoration companies responsibility.– Procedure is implemented in under 4 hours from time of

discovery.

Four IngredientsThe Four Ingredients of Drying

•Extraction

•Air Movement

•Dehumidification

•Temperature

All drying methods use these four ingredients in different quantities.

Extraction• The greatest impact on drying time.• Extraction is only sufficient when you can

no longer squeeze water from carpet pad by hand.

• There are multiple options when choosing an extractor.

toFrom

Extraction Equipment Comparison% removed

Carpet% Removed

Pad

% removed Carpet &

Pad

% Left Carpet and

Pad

Gallons left in 100 yds.*2

80.8% 8.3% 42% 58% 203.1

88.5% 75% 81.3% 18.8% 65.6

90.4% 90% 90.2% 9.8% 34.4

86.5% 88.3% 87.5% 12.5% 43.8

Attached

To:

Light Wand 11”

6 Passes

Water Claw

1 pass with wand follow-up

Self propelled Hydro X

4 passes

Self Propelled Flood Pro

4 Passes

Taken from: Water Extraction Efficiency testing – Wet study International Society of Cleaning Technicians

Extraction

• A square yard of carpet can hold up to 3 gallons of water

• Thorough, meticulous extraction is a must!• Extraction removes water 1,200 times faster

than dehumidification.

Extraction

• Contains the damage (rust and furniture stains)

• Considerably speeds the drying process

Air Movement

• This is the next essential step in setting up any structure to dry.

• Air movement is vital in promoting rapid evaporation of moisture from damaged areas.

• Air movers are not created equally.• Fans should be set every 12 – 16 linear feet along

walls at a 45 degree angle touching walls.• Fan in each wet closet area.• Larger rooms may require air movers in center of

room.

Air Movement (flow)

• The higher the rate of airflow, the faster the rate of evaporation

• Reduces the chance of mildew and fungi growth by cooling the surface

• However - Airflow alone can produce excessive humidity – decrease drying rates and contribute to secondary damage…

Air Movers –Which One(s)?

Dehumidification

• Three Kinds:1. Open drying system utilizing out side

environment to dry structure2. Refrigerant Dehumidifiers – Incorporates same

technology as air conditioners3. Desiccant Dehumidifiers – Incorporates silica gel

drying agents

Temperature

• We control temperature in order to control dew point.

• Around 70 degrees is optimal.• The homes HVAC system might be the best

dehumidifier available.• In an open drying system the outside

temperature is used.

Psychrometry

• To be able to determine the atmospheric conditions both inside and outside a structure and apply the findings for successful restorative drying.

Dehumidifier Calculation WorksheetType of Dehumidifier Class 1 Class 2 Class 3 Class 4

Conventional Refrigerant 100 40 30 N/R

Low grain Refrigerant 100 50 40 50

Desiccant 1 ACH 2 ACH 3 ACH 2 ACH

Step 1 Calculate the cubic footage of your drying environment. L X W X H = CF

Step 2 Define the class of water loss as described above.

Step 3 Determine how many pints per day your humidifier removes from air based on the American Home Appliance Manufacturers test condition of 80 degrees F / 60% RH.

Step 4 Using the chart above, calculate your total dehumidification needs. This can be calculated by dividing the factor into the total cubic footage of your drying area. This is based on the AHAM per 24 hours.

Dehumidifier ListingDrizair 80-pint conventional refrigerant 40 pints 150cfm @ 8 amps

Ebac BD-80-XE conventional refrigerant 40 pints 360cfm @ 8 amps

Drizair 110-pint conventional refrigerant 58 pints 150cfm @ 5 amps

Drizair 1200 (120 pint) conventional refrigerant 64 pints 227 cfm @ 6.4 amps

Drizair 200-pint conventional refrigerant 108 pints 450 cfm @ 12 amps

Low Grain Refrigerants

Ebac Orian 200 pint low grain refrigerant (LGR) 100 pints 450 cfm @ 8 amps

Phoenix 200-pint low grain refrigerant (LGR) 124 pints 250 cfm @ 7.2 amps

Drizair 2400 (240 pint) low grain refrigerant (LGR) 148 pints 365 cfm @ 11 amps

Phoenix 300-pint low grain refrigerant (LGR) 176 pints 540 cfm @ 12 amps

Dri-eaz 2000 110 pints

Desiccants

Dritec 150-CFM desiccant 48 pints 110CFM @ 10 AMPS

Dritec 325-cfm desiccant 135 pints 250CFM @ 16 AMPS

How Many Dehumidifiers?

• 1500 sq. ft house• 8’ ceilings• 1500 X 8 = 12,000 c.f.• 12,000 c.f. 50 (factor) 240 pints per day• Which of my LGR’s will remove 240 pints per

day?• 2 Phoenix 200’s

AHAM – Association of Home Appliance Manufacturers

• True measurement of an appliance such as a dehumidifier…

• Tested under a controlled environment of 80ºf/60%RH

Types of Dehumidifiers

Operates down to

Reduces SH* to gpp

Reduces RH** down to

Standard refrigerant

68°

(70º - 90º)

55-60 gpp 35% RH

Commercial hot gas by-pass

33º

(70º - 90º)

55-60 gpp 35%RH

Low grain refrigerant

33º

(70º - 90º)

32-35 gpp 30%RH

Desiccant 32º and less

10-15 gpp 10%RH

* Specific humidity ** Relative humidity

What is Mold?• A fungus; molds are plants that make spores instead of seeds

which float in the air like pollen. They are a common trigger for allergies. Molds are found in damp areas, such as the basement or bathroom, as well as in the outdoor environment in grass, leaf piles, hay, and mulch.

• Water Mold or Oomycetes are a group of filamentous protists, physically resembling fungi. They are microscopic, absorptive organisms that reproduce both sexually and asexually and are composed of mycelia, or a tube-like vegetative body (all of an organism's mycelia are called its thallus). The name "water mold" refers to the fact that they thrive under conditions of high humidity and running surface water.

What is Mold?• Molds are microscopic organisms commonly found both indoors and outdoors.

Molds, along with mushrooms and yeast, are known scientifically as fungi. Their purpose in nature is to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need a food source - any organic material, such as leaves, wood, paper, natural fabrics, or dirt - and moisture. Since molds grow by "eating" the organic material, they gradually destroy whatever they are feeding on.

• Mold growth on surfaces can often be seen as a colored spot, frequently green, gray, brown, black, or white. Actively growing molds typically produce odors, sometimes described as similar to mildew or ammonia. It is common to find mold spores in the air inside homes and on most surfaces, including clothes, walls, and furniture. Routine housecleaning - including removing visible mold, like that which may occur around showers or bathtubs - helps keep mold spore levels low.

• Molds can begin growing within 24 to 48 hours of a water leak. Therefore, stopping the flow of water and drying out materials as soon as possible reduces the potential for mold growth. Your insurance policy allows you to protect your damaged property from further damage by removing it from the house without jeopardizing your coverage.

What does mold need to grow?

• Mold seeks MOISTURE, WARMTH, and FOOD, and all three conditions are necessary for it to grow. Mold is most likely to find a place to grow in a bathroom, basement or kitchen, but it can grow in other rooms if conditions are favorable. The climate where you live and the living habits in your household can affect the ability of mold to grow.

What Causes Mold?

1.Humidity or Moisture• If RH is over 70% for an extended period of time mold growth is

almost inevitable.

2.Temperature• Higher temperatures increase RH. Below 70 degrees is best.

3.Stagnant Air• Air movement aids in evaporation and decreases moisture. Use to

prevent not to cure!

4.Darkness• UV rays help retard growth.

Mold spores are always present but require a favorable environment to become active.

Timelines

1 2 3 4 5 6 7 Day

Effects of Time on Microbial Contamination Level

What does it really look like?

“Quick Fixes” Don’t Work

• Treating mold outbreaks with Lysol, bleach, fumigants or fungicides will not help. Only a few of these products will kill mold. None of them prevent future outbreaks and many of them are harmful to contents, documents and people.

• Do not introduce airflow. Mold spores are airborne.• Do not wipe off the mold. You are helping it spread.

Mold Remediation

• 6 oversimplified steps to mold remediation. – Mold testing and remediation requires a

professional. Do not attempt to identify, remediate, clean, dry or in any way personally deal with mold.

Find the Cause and Fix It

• For mold to grow there must be moisture. Find out what is introducing moisture into your environment and stop it.

• Remove the excess moisture. Mop, sponge, vacuum and squeegee standing water out of area.

Isolate the AreaUse PPE

• The affected area must be sealed off from people, objects and areas.

• The area must not be entered without PPE.• If desired mold can be tested and identified.

Begin Drying

• Excess moisture has been removed but now the four ingredients of drying will be used to dry the environment. Contents are usually best left in the area. This area will be used as a drying chamber. Once contents are dry mold will go dormant.

• Must be a negative air environment.

NOTE: If drying cannot be accomplished or will take more then 48 hours to begin contents can be frozen.

Negative Air?

• Negative air refers to the act of scrubbing the air with a HEPA filtering device and discharging it outside of the sealed environment.

Clean the Contents

• Area is dry and mold has gone dormant. Do not try to clean active mold!

• Mold must be cleaned in a negative air environment.• Most solutions require mold to be removed with

HEPA filter vacuums.• Use special attachments including screens and

brushes attached to suction so surfaces are not damaged.

• As contents are cleaned they are isolated from room to prevent further exposure.

Clean the Area

• Area is dry and mold is dormant.• Follow the same procedures used in contents

cleaning.• All surfaces in the area must be cleaned.• HVAC components should be cleaned at this

time.• After surfaces appear to be free of mold

fungicides can be used.

Is there mold here?……

Is there mold here?……

Remediation

Parameter Level 1 Level 2 Level 3 Level 4 Level 5A Level 5B

Description Small Isolated Areas Mid-Sized Isolated Areas Large Isolated Areas Extensive Contamination HVAS Systems HVAS Systems

(10 sq. ft. or less) (10-30 sq. ft.) (30-100 sq. ft.) (Greater than 100 (Greater than 10 sq. ft.) (Greater than 10 sq. ft.)

contiguous sq. ft.)

Examples Ceiling Tiles, Small Individual Wallboard Several Wallboard Multiple Wallboard

Areas on Wall Panels Panels Panels

Minimum re- Trained Building Staff Trained Building Staff Qualif ied Health and Qualif ied Health and Trained Building Staff Qualf ied Health and

quirements for Safety Professional Safety Professional Safety Professional

remediation

oversight

OSHA 29CFR1910.1200 29CFR1910.1200 29CFR1910.1200 29CFR1910.1200 29CFR1910.1200 29CFR1910.1200

Regulatory 29CFR1910.134 29CFR1910.134 29CFR1910.134 29CFR1910.134 29CFR1910.134 29CFR1910.134

Standards

Respiratory N95 Disposable N95 Disposable N95 Disposable Full-Face Respirators N95 Disposable Full-Face Respirators

Protection Respirator Respirator Respirator w ith HEPA Cartridges Respirator w ith HEPA Cartridges

Gloves Yes Yes Yes Yes Yes Yes

Eye Protection Yes Yes Yes Yes Yes Yes

Protective No No No Yes No Yes

Clothing

Remediation Yes Yes Yes Yes Yes Yes

w hile Unoccupied

Vacation of Recommended if Recommended if Yes Recommended if Recommended if Recommended if

Adjacent occupied by occupied by occupied by occupied by occupied by

Spaces susceptible groups* susceptible groups* susceptible groups* susceptible groups* susceptible groups*

Containment No Critical Barriers Critical Barriers Critical barriers, airlocks, Critical Barriers Critical barriers, airlocks,

Required decontamination room decontamination room

w ithin critical barriers over 30 sq. ft.

HEPA Filtered No No No Yes No Yes

Negative Air

Dust Suppression Misting Misting Misting Misting Misting Misting

Bag Contaminated Yes Yes Yes Yes Yes Yes

Materials

Post Remediation Clean w ith damp cloth HEPA vacuum and clean HEPA vacuum and clean HEPA vacuum and clean HEPA vacuum and clean HEPA vacuum and clean

Cleaning of Work and/or mop w ith w ith damp cloth and/or w ith damp cloth and/or w ith damp cloth and/or w ith damp cloth and/or w ith damp cloth and/or

Area and Egress detergent solution mop w ith detergent mop w ith detergent mop w ith detergent mop w ith detergent mop w ith detergent

solution solution solution solution solution

Clearance No No No Yes No Yes

Testing

Eliminate one of these elements & mold won’t thrive!

Food Source? Expensive and unlikely

Temperature Zone? Bake the house?

Moisture? All we need to remove is the excess!

Most assessment of microbial growth is visual!

1. Look for visible growth first.2. Consider potential for hidden growth.

Is there moisture hidden in the walls, HVAC, etc.3. How far has it/ will it spread?4. Why did the mold start or how did the moisture get

there?5. You need to take care of the existing problem,

consider the chances of the damage reoccurring.6. Is the building envelope the culprit, or possibly the

exterior insulated finish systems to blame?7. Determine if a moisture source is a reservoir or an

amplifier.

Mold Assessment: Sampling

1. Assesses occupant exposure – Immune Deficiencies2. Determine potential exposures3. Possibly help locate hidden contamination – Should not be required in most cases4. Methods – Use a Certified Industrial Hygienist Tape Lift Bulk Dust Swab Bulk Material Air Sampling If you need a directory for CIH’s, try www.aiha.org or www.abih.org 5. In most cases of 30 square feet or greater, clearance testing is highly recommended

Summary: Do You Know Everything?1. Mold needs three things to grow:

Food SourceTemperature ZoneMoisture

2. The three types of water sources are:Clean – Originate in the environmentGray – Drains or seepageBlack – Sewage, rising water

3. New “Techie Terms”:PsychrometryHygroscopicMicrobial

Summary: Do You Know Everything?4. The Four Drying Tools:

ExtractionHumidity ControlAir MovementTemperature

5. The Difference Between Relative and Specific Humidity is:

Relative Humidity indicates how close air is to saturation.

Specific Humidity indicates how much moisture is in the air.

Documentation

1. Psychrometric Log• This log provides Name, address, phone, class,

affected area as a %, Temperature, Relative Humidity, gpp, and any other relative notes on this job

2. Moisture Mapping• Diagram of affected area, water line, equipment

layout, and any obstacles in the way.3. Work authorization4. Pictures5. All documentation provided for claim file.

Daily Temperature and Humidity Log

National Claims Assignment Center: 1-888-907-5907

Psychrometric Log

Equipment Calculator

Equipment Calculator - continued

Moisture Maps

Moisture Maps - continued

“HOBO” Charts

Questions?