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Houston Flood destroys housesThis report was written to get a family to leave their flood damage dwellings due to the health treats of mold.CLAIM STATISTICS FOR THIS INSPECTION CONTACTED ON: 6/15/01 RETAINED ON: 6/30/01 DATE INSPECTED: 7/15/01 DATE WRITTEN: 7/24/01 PHOTOGRAPHS: 24 PROBLEM REPORTED: Water Damage INSTRUCTIONS GIVEN: Assess the problem
THE CARPET CONSTRUCTION: Conventional Tuft YARN STYLE: See Report SQUARE YARDAGE: See Report BACK SYSTEM: Conventional Tuft PRIMARY BACKING: See Report SECONDARY BACKING: See Report
INSTALLATION STATISTICS DEALER: Unknown TYPE LOCATION: Residential DATE INSTALLED: 1980s METHOD: Stretch In SUBFLOOR: See Report AREA INSTALLED: See Report
USE & MAINTENANCE STATISTICS AT THE TIME OF THE INSPECTION LITERATURE RECEIVED WITH PURCHASE: Not Available ADULTS: 4 - CHILDREN: 0 - PET(S): -0 DO THEY SMOKE? Not Determined SPOTTING AGENTS: Unknown TEMPERATURE: 85°F - 29.4° C RH 90% VACUUM TYPE: See Report VACUUM FREQUENCY: See Report ENTRY-MATS: See Report SOIL: See Report HEATING TYPE: See Report COOLING TYPE: See Report CLEANING: See Report
GEOGRAPHICAL INFORMATION There are four structures on the same plot of land involved in this report and they are in an un-incorporated area of Harris County, approximately three miles south of the Bush Airport.
SITE CONDITIONS Structure 1: This is a one level, three-bedroom home built sometime in the early 60's. The garage was converted into a small apartment. The area between a detached garage and the home was converted into a workshop area during the mid 60's. A smaller shop area, houses a large plastic lamination machine and other equipment. The kitchen, livingroom and dining room are located in the central area of the home. The three bedrooms including a master bedroom and two full bathrooms comprise the western end of the home. The large shop and garage are on the west end. This home was being occupied at the time of the inspection and was in disarray. Structure 2:. This is a one level, wood frame, modular home of approximately 850 sq. ft set on blocks. It is comprised of a living area, kitchen, bath, and adjoining bedroom. It also has a small utility room with a washer /dryer. It was moved on to the property some time in the 80's. It is on blocks. Flooring is carpet on a plywood sub floor. Structure 2 still contains flood-damaged carpet, bedding, and cartons of cellulose/papers/magazines. This home was being occupied at the time of the inspection and was in disarray. Structure 3:. This is a one level, wood frame, modular home of approx. 650 sq. ft set on blocks. It is similar to Structure 2 except it does not have an attached utility area. Flooring was carpet on a plywood sub floor. All the contents, walls, insulation were flood damaged. This home was not being occupied at the time of the inspection and was in disarray. Structure 4. This is a one level, wood frame, and 2-bedroom home of approximately 1500 sq. ft. It was constructed early in the 1900's and allegedly was the original home of the earliest settlers in this area. The home was moved in the early 60's approx. 300-ft south to its present location on the southeast corner of the Magnolia Gardens property. This structure is almost completely filled with numerous flood-damaged furniture, materials, boxes, stored items, bedding, papers, etc. Several flood-damaged vehicles were parked nearby. Apparently, there had been no attempt by the renters/occupants to clean or empty out this dwelling. This home was occupied at the time of the inspection and was in total disarray. These dwellings are located on a secluded, rural 12-acre estate in Magnolia Gardens - Aldine area, unincorporated Harris County.
BACKGROUND INFORMATION MADE TO THE INSPECTOR The commissioner/claimant of this report purchased the property 1958-59. The main home (Structure 1) was built soon after that. It has been used as a primary residence since then. Structures 2, 3 and 4 are rental units. Structures 2 and 3 were added sometime during the 80s. Structure 4 was on the property when purchased in the late 50's. It is estimated to be about 90 years old. The area received approximately 45 inches of rain within 5 days. The property flooded as a result of the downpour released by Tropical Storm Allison during early June 2001. The claimant removed some debris and water from these units, but no other repairs were done. Shortly after the water damage, mildew odors made these units undesirable/very difficult to live-in.
DESCRIPTION OF PROBLEM AREA BY THIS INSPECTOR A strong mold odor was immediately noticeable upon entering these dwellings. Black mold was noted growing on damp items, walls, wallboards, cabinets, chest of drawers, papers, books, in garbage sacks, and other numerous locations throughout the home. Structure 1: Flood damaged wallboard and insulation were still intact several weeks after the water receded. Some flood damaged furniture and miscellaneous items were left in the house until mid/late July. Black molds were growing around the baseboards, damp corners of the hallways, bedrooms and shop areas. Numerous boxes of fabrics and papers were noticed to be covered with molds. In numerous rooms of the homes, damp furniture, boxes of papers and wet fabric in drawers were covered with molds. Flooring in Structure 1 is predominately linoleum tile on concrete slab with the exception of carpet flooring in the sunroom on the south side of the home. Turquoise/black molds were found growing in various locations through out the structure. Structures 2 and 3: These modular structures were found to contain moldy papers, magazines, bedding, carpeting, and other assorted debris. Structure 4: This two Bedroom, one bath home was found in total disarray. Boxes of wet, moldy items and materials were found in all rooms. The hardwood floors in this structure were warped badly. The floor looked to be in near collapse. This unit apparently suffered water leakage from the roof as well as 3 to 3 ½ ft of floodwaters.
ON-LOCATION FIELD TESTING Moisture tests using a TRAMEX MOISTURE ENCOUNTER METER were done on walls of the structures. The scale on this meter showed moisture levels up to 20 percent. The readings were off scale near the floor. The results of these tests were readings off the scale in most areas of the dwellings. In many areas, there were pools of moldy, dirty water. The findings were consistent with entire flooding of the homes to a level of approximately 2 ½ to 3 feet. Lesser readings were found higher up the walls and in the ceilings. Water apparently seeped from the flood soaked wallboard, woodwork, and insulation for 3 to 4 days after the floodwaters receded. Some liquid water was still pooled under unmoved furniture, items and other contents for several weeks after the flood.
THE ISSUE The questions that I have been asked to address are: 1. How is the mold in the structures, on the contents, and on the walls related to the water damage? 2. Can these dwellings/structures be safely occupied? 3. What is the scope of the remediations?
GUIDELINES FOR EVALUATING THE ISSUE Standards for water damage are published by the Institute of Inspection, Cleaning and Restoration Certification (IICRC) and are called IICRC S500 Standard and Reference Guide for Professional Water Damage Restoration. The applicable version for this inspection would be the Second Edition published in 1999.
INDUSTRY STANDARDS & DEFINITIONS According to the 'Forward of the S500 Standard it says this: The IICRC Standard for Professional Water Damage Restoration (IICRC S500) is a procedural standard. It is based on reliable restoration principles, research and practical experience. In addition, there has been extensive consultation and information obtained from numerous sources. These include, but are not necessarily limited to, the scientific community, the international, national and regional trade associations serving the professional disaster restoration industry, chemical formulators and equipment manufacturers, cleaning and restoration training schools, restoration service companies, the insurance industry, allied trades persons and others with specialized experience. It is subject to further revision as developments occur in technology, testing and processing procedures. IICRC S500 provides a specific set of practical standards for water damage restoration. It does not attempt to teach comprehensive water damage restoration procedures; rather it provides the foundation for and basic principles of proper restoration practices. There are numerous training programs available to teach specific details of restoration. IICRC S500 is presented using a two-part format: the standard itself and a supplementary reference guide. The procedural standard is featured in this first section, supported by the reference guide in the second section. The intent is to use the principles outlined in the reference guide as a tool to better understand and apply the standard itself. However, the reference guide is not considered part of this standard. ~ Important Definitions Throughout this document the terms "must," "highly recommend" and "recommend" are used to compare and contrast the different levels of importance attached to certain practices. It is impractical to issue blanket rules intended to apply to every water damage situation. In extenuating circumstances, deviation from portions of this standard may be appropriate. Carelessness is never acceptable and common sense should prevail in all cases. 1. must: when the term must is used in this document, it means that the practice or procedure is required or mandatory. 2. highly recommended: when the term highly recommended is used in this document, it means the practice or procedure is the generally accepted method to be followed. 3. recommended: when the term recommended is used in this document, it means that the practice or procedure is advised or suggested. Concerning Fungi the S500 says this: Stachybotrys chartarum (S chartarum; formerly Stachybolrys atra) can also produce potent mycotoxins and has been associated with serious health effects. It usually appears as moist and black or greenish-black growth, especially on very wet cellulose based materials such as wallpaper, wallboard, paper, fabrics and ceiling tile. Additional potential mycotoxin producers that can be found in water-damaged buildings are Trichoderma and several species of Fusarium, most notably, Fusarium moniliforme (F. moniliforme). Concerning other matters, the S500 says this: 4.2 Evaluation An evaluation based on the data collected during the loss assessment must be performed in order to determine and prioritize health and safety precautions for workers and occupants. The evaluation also serves to define and prioritize mitigation and restoration activities. 11.1 Technician Training Technicians performing category 1 water damage restoration must be trained in the following areas: microbiology, biocide use, psychrometry, health and safety, equipment preparation, risk assessment, inspection and customer communication. 11.2.1 Rapid Response Mitigation procedures must begin as soon as possible after loss notification. The longer elevated moisture and humidity remains within a structure, the greater the potential for microbiological amplification, associated material damage and risk of adverse health effects. If a category I water loss remains untreated for sufficient time to generate mold growth, consider proceeding with the procedures specified for category 2 or category 3 water losses (see)12). Page three of the standards says this about 'salvabilty': 11.2.8 Floor Covering Evaluation It is recommended that a determination be made as to whether floor-covering materials (e.g., carpet, cushion, vinyl, wood, laminates) are salvable. Considerations may include, but are not necessarily limited to, owner preference, construction integrity, porosity and potential health effects from contaminants. If carpet cushion falls within the cushion replacement criteria (see 11 .4.5), disengage carpet, remove unsalvable cushion, and handle it properly during removal to prevent wetting of other salvable materials. When carpet is installed over sub flooring or finished flooring constructed of hardwood or other wooden materials, these materials may be subject to increased damage and, during drying, it may be necessary to remove the carpet for drying off-site. ~11.4.1 Demolition Demolish unsalvable structural materials, as necessary, and remove them from the structure as soon as possible. It is highly recommended that unsalvable materials, especially those that remained wet or damp for an extended period, be removed immediately from the structure. Removal will help to ensure that such materials do not become a source of biological contamination or add moisture to an already humid environment. Demolition of wallboard, siding, paneling and underlying fiberglass insulation will be required to expose trapped moisture or pockets of saturation. To avoid cross-contamination, containment of unaffected areas may be required during demolition. Demolition will cause considerable air turbulence and release wallboard dust, dirt, mold spores and possibly fiberglass particles from the insulation. Asbestos should not be a problem with these structures. In any case, the structures should be vacated during the demolition and all workers should use appropriate dust masks or respirator equipment.
THE INSPECTOR'S ANALYSIS MOLD & WATER -- Musty odors are representative of excessive mold growth and from a professional opinion the mold/fungi growth is related to the water damage. Mold will flourish with excessive moisture and darkness, first infiltrating the cavities between walls then protruding outside the walls. The moisture meter readings of the TRAMEX MOISTURE ENCOUNTER meter indicated excessive moisture. Mold growth will not develop without excess moisture indicative of these readings. According to the S500 Standards, remediation must start within 48 hours after the damage, reference section 5.2 to insure that mold does not become excessive. Thus, failure to promptly dry & remove wet contents and flooded wallboard and insulation immediately after the initial water damage led to the excessive growth of mold/fungi. For mold to grow, it needs: 1) a food source - wood, paper, dust, dirt, wallboard, or other organic matter 2) a source of moisture, and 3) a place to grow. Molds are simple microscopic organisms, found everywhere, both indoors and outdoors. Mold spores are very tiny and lightweight allowing them to travel through the air. Mold growths are seen in the form of discoloration with shades ranging from white to orange and from green to brown and black. Everyone is exposed to mold on a daily basis. However, when molds are present in large quantities, they can cause allergic symptoms, asthma episodes, infections, respiratory illness, or other health problems. People can be exposed to toxic mold, spores, and mycotoxins through skin contact and eating. For some people, a relatively small number of mold spores can cause health problems. The basic rule is if you can see or smell it, take steps to eliminate the excess moisture, clean up and disinfect the area. Allergic reactions are the most common health problem of mold exposure. Typical symptoms reported (alone or in combination) can include the following: · Respiratory problems, such as coughing, wheezing, and difficulty in breathing · Nasal and sinus congestion · Eye problems such as burning, itching, watery, crusting, reddened, blurry vision, light sensitivity · Sore throat, dry hacking coughs · Nose, throat irritation · Shortness of breath · Skin irritation and rashes · Central nervous system problems (constant headaches, memory problems, mental confusion, mood changes) · Aches and pains · Possible fever and flu like symptoms Exposure to molds and mold spores is not healthy for anyone inside poorly ventilated buildings. It is important to quickly identify and correct any moisture sources before health problems develop. The following individuals are at higher risk for adverse health effects of molds: · Elderly · Infants and children · Immune compromised patients (HIV, cancer chemotherapy patients, liver disease etc) · Individuals with existing respiratory conditions such as allergies, chemical sensitivities, asthma, etc. Certain types of molds are more dangerous than others. Some produce toxins, called mycotoxins, that the mold uses to inhibit or prevent the growth of other organisms. These poisonous mycotoxins are found in both living and dead mold spores. Materials permeated with mold need to be removed, even after they are disinfected with cleaning solutions. The allergic and toxic effects can remain in dead mold spores. SAFE OCCUPANCY OF THE UNIT - When a dwelling has been wet for more than 48 hours, there is an emphasized concern for the health of occupants with respiratory problems, the elderly, or those under the age of two, reference the S500 reference guide, chapter 7, page 54. The fungi and/or mold that were found are similar in hue to Stachybotrys and if so, then considerations should be made that a serious health threat already exists. Breathing the air from this unit could lead to serious health threats, reference S500, sections 6.3, 11.1, 11.2.1, and 11.3.2. Therefore, it is strongly recommended that these units should NOT be occupied until an industrial hygienist evaluation is made.
SCOPE OF REMEDIATION Reliable sampling for molds can be expensive and requires special equipment. Residents to individual private homes must pay a contractor to carry out such sampling as it is not usually done by public health agencies. Mold cleanup is usually considered one of the housekeeping tasks of private citizens along with roof and plumbing repairs, sweeping and general house keeping. Testing is NOT the first step to determine if you have a mold problem. The simplest approach is : if you see or smell mold, you have a problem. Once you know you have a problem, the following is a general guideline: ALL sources of excess moisture must be removed. Plumbing leaks, roof leaks, faulty doors, windows, etc must be repaired, and damp materials removed. Once the sources of moisture are removed, the contaminated area must be cleaned and disinfected. Infected porous materials such as wallboard, insulation, paper, fabric, etc must be removed and destroyed. General cleanup procedures: · Identify and correct the problems causing the excess moisture · Clean disinfect, and dry the moldy areas · Bag and dispose any material that has moldy residues, such as rags, towels, paper, debris Saving personal items and materials: Substances and materials that are porous and can trap molds such as paper, rags, wet books, magazines, wallboard, fabrics, bedding, rotten wood should be decontaminated and thrown out. Harder materials such as glass, plastic, or metal can be kept only after they are cleaned and disinfected. Saving any item after the mold has sprouted (released spores) will require much effort and cleaning diligence. Heating/Air Conditioning ductwork will probably require replacement in cases where the mold is not removed promptly. Molds tend to breed and accumulate in ductwork under the best of conditions. In wet, humid environments the heating/AC ductwork can become completely involved and need total removal/replacement. Existing ductwork may have to be removed abandoned. If you have other questions, contact an air duct cleaning professional or licensed contractor. Ultimately, it is critical to remove all sources of moisture such as plumbing leaks, leaky roofs, faulty windows and doors, tiles, etc. This is essential because mold growth will resume shortly if an affected area becomes re-wetted. Removal of Moldy Materials: After fixing the moisture source and removing excess moisture, the clean up can begin. Below are the recommended guidelines for cleanup: · Wear gloves when handling all moldy items · Remove porous materials (wet ceiling tiles, sheet-rock, carpet, fabric, cloth items, wood products) · Flood damaged carpets and foam padding should be disposed of promptly. · Bag and discard ALL moldy materials. · Seal off unaffected areas with plastic sheeting to avoid contamination of air ducts and other areas. · Allow the area to dry under forced air for 2 to 3 days. · Check wetted areas with a moisture meter to confirm safe water levels · For flooded homes, all sheet-rock and insulation must be removed at least 12-18 inches above the high water mark. Visually inspect the interior wall and remove/disinfect affected areas. · If the sheet-rock was not removed promptly (within 48 hrs of the flooding), the sheet-rock and insulation from the entire wall (from floor to ceiling) should probably be removed. Mold colonies may follow the moisture up the interior of the walls given sufficient time. · Inspection and removal of sheet-rock and insulation may have to be carried out by an experienced, licensed contractor. Initial Soap Cleanup: Before disinfecting contaminated areas, the areas should be cleaned to remove dirt and debris. The mold grows upon this food. · Wear gloves when doing the soap cleanup. · Use a non-ammonia soap or detergent or a commercial cleaner, in HOT water, and scrub the entire area affected by the mold and/or flood/sewer waters · Use a stiff brush or cleaning pad on block/brick walls or other uneven surfaces. · Rinse with clean water · Wet/dry vacuum the area to speed drying. Disinfect all surfaces: · Wear gloves with disinfectants. · After thorough cleaning and rinsing, disinfect all areas with a solution of 7 to 10 % household bleach (Clorox). Use about 1 ½ cups per gallon of water. Using bleach straight from the bottle will NOT be more effective. · Never mix bleach with Ammonia - the fumes very toxic. · Disinfect with good ventilation. Bleach fumes can be very irritating to the lungs. · For spraying large interior areas, a garden hose/sprayer can be used. · When disinfecting a large structure, make sure the ENTIRE surface is wetted with the bleach solution. The floors, joists, studs, posts, any remaining insulation, etc) · Avoid excessive amounts of runoff and standing bleach. · Let disinfecting areas dry NATURALLY overnight. This extended wetting/drying time is important to kill ALL the mold. Caution: Bleach fumes can irritate the eyes, nose, throat, lungs and damage clothing and shoes. Make sure the working area is well ventilated. Cleaning up mold risks to health: Exposure to molds can occur during the cleaning stage. Mold counts are typically 10 to 1000 times higher than background levels during the cleaning/removal stages of mold damaged materials. Take the following steps to minimize the dangers to your health during cleanup: · Consider using a mask/canister respirator designed to protect you from inhaling mold spores. · Seal off unaffected areas with plastic sheeting. This will help avoid cross-contamination of mold spores from room to room. · Respirators are available at hardware stores. Select one for particle removal (N95 or TC-21C particulate respirators) · Respirators do not effectively remove bleach fumes so minimize your exposure when using bleach or other disinfectants. · Wear protective clothing that is easily cleaned or discarded · Use rubber gloves and eye protection · Try cleaning a small area. If you feel that this will adversely affect your health, consider paying a licensed, bonded contractor or professional to carry out the work. · Ask all family members or bystanders to leave the areas being cleaned. This will minimize risks to them. · Work over short time periods and rest in fresh air locations. · Air the house out well after the work is completed. After everything is cleaned as thoroughly as possible, you may still have noxious mold odors. This level of contamination may not be acceptable for some sensitive individuals. You may continue to dry out the areas and search for hidden areas of mold. Don't replace carpeting or begin rebuilding until the all the mold odors disappear otherwise the new building materials may have to be removed. This will double the cost of repairing the damage. q The first evaluation of this dwelling should be to determine what health risk do the molds represent, reference, section 4.2. The type of mold/fungi will determine the safety requirements of the technicians and the method of disposal. q The second evaluation should be to determine the extent of the damage to the structure and its contents. A state licensed contractor and IICRC certified in water damage specialist should be used, reference S500, section 4.1. Drywall is a porous material, reference S500 section 10.3. In addition, 12.3 states that when mold has formed colonies, it is no longer salvageable, reference S500, section 11.2.8. q Evaluation should also include, but not be limited to, any carpets, fabrics, bedding in the structures, stored cellulose (wood, cloth and/or paper) materials, and the air conditioning & heating systems. q The third evaluation should be to determine the amount of time, money, effort needed to clean, disinfect, dry, and restore these units for re-occupancy.
CONCLUSION From a professional opinion, based upon observation of the pictures, moisture testing and the S500 Water Damage Standard, mold/fungi in the dwellings in question is related to the flood water damage from Tropical Storm Allison. Based upon the extended amount of time since the water damage took place (early June) and the identification of some type of mold/fungi growing on the walls and ceiling of these dwellings, occupancy is NOT recommended at this time. From a professional opinion based upon the S500 Water Damage Standard, work should have begun promptly (within 2 days) after the flooding to remove damaged structural materials, to clean, dry, and disinfect the affected areas. Structural repairs will be more extensive now than if the sheet-rock and insulation had been removed within 48 hours of the flooding. Due to the lengthily delay (in excess of 4 weeks), the sheet rock, insulation, and wall coverings in every room, from ceiling to floor, will probably need to be demolished and disinfected. Salvage of Structure 1 is doubtful. The cost of cleaning/disinfecting/remodeling may exceed the cost of replacement. The owner should contact reputable, licensed contractors for bids. Wallboard and tile in all the bathrooms of the dwellings showed evidence of mold colonization. It is recommended ALL wall board (walls and ceiling as well), wood cabinets, wood trim be removed/replaced in the bathrooms. The bathrooms should be demolished to the studs and be disinfected completely. The glass enclosed Sun Room in Structure 1 will be a continuing source of surplus moisture. The original installation of this addition was not adequate to keep out water. The doors and ceiling are not watertight. This SunRoom may have to be demolished and that side of the dwelling re-sealed to the elements. The roof in the Large Shop area of Structure 1 has a leaking roof. Several square feet of acoustic ceiling tiles are involved. These wet ceiling tiles are a source of mold growth. These dampened tiles should be removed and discarded. The Air-conditioning / Heating systems and ductwork in Structure 1 are highly likely now to be contaminated with mold. It is very likely the ductwork (40+ years old) is beyond cleaning. Spores have likely been released into all parts of the structures by the flood and moisture affected equipment. Any surplus moisture will probably result in re-colonization of molds in any area of the dwelling. Salvage of Structures 2 and 3 is doubtful. Structure 4 is no longer habitable. It is my opinion this property and its contents are a complete loss. A licensed contractor should be employed to estimate total costs of demolition, disinfecting, and/or remodeling. This will help the owners decide on whether the structures should be destroyed or remodeled. Laboratory work will be necessary to identify of the types of mold/fungi present. Long term remediation will require the replacement and/or restoration of all affected walls, cabinets, storage areas, structural components with like kind, and quality materials. |