HomeMy WebLinkAboutCOM2002-00186 Mold Survey - COM Inspections - 4/25/2002 / Or
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BLUE HERON
RESORT CONDOMINIUM
MOLD SURVEY
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6520 E. State Rt. 106
Union, Washington
Prepared for:
Robert Macht
Bradley Scott, Inc.
400 Warre-i Ave. Ste, 450
Bremerton,WA 98337
April 25, 2002
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Nine Lake Bellevue Building,Suite 203
Bellevue,Washington 98005
Telephone:(425)455-2959- Toll Free:(800)86e-2959-Fax: (425)646-7247
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EHS-Intenmflana Inc.
ENGINEERING HEALTH Se SAFETY CONSULTANTS
Industrial Hygienists♦Engineers •Scientists♦ Environmental Educators
April 25, 2002
Bob Macht
Bradley Scott,Inc.
400 Warren Avenue, Ste. 450
Bremerton, WA 98337
Subject: Blue Heron Resort Condominium Mold Survey
Dear Bob:
At your request, EHS-International, Inc. (EHSI) conducted a physical inspection for the presence of
mold on April 12, 2002, at the Blue Heron Resort Condominiums, located at 6520 E. State Rt. 106,
Union, Washington. The purpose of the survey was to conduct a physical assessment of water
damaged/mold contaminated building materials; to sample materials for mold; and to provide
recommendations regarding proper removal and decontamination of building materials.
Enclosed is the final report, which includes laboratory results,photographic log and recommendations
for further action.
EHSI is pleased to provide these professional industrial hygiene services. If you have any questions
concerning this report or if EHSI can provide further services to you, please call me at (425) 455-
2959.
Sincerely,
EHS-Internationab I c
Clinton Holzhauer
Manager, Indoor Ai ity Services
9607-0I
EHS INTERNATIONAL,INC-
BRADLEY SCOTT MOLD SURVEY REPORT
PROJECT#8607-01
April 25, 2002
The Building 1 has carports, storage rooms, and a laundry room below five (5) resort units. Building
1 is built on a concrete slab while Buildings 4 and 8 have crawlspaces. Buildings 4 and 8 have eight
units each. Separate carport structures provide parking for Buildings 4 and 8. The separate carport
structure observed was open air with a roof supported by poles.
It was reported to EHSI that the discovery of mold in the resident managers' previous live-in trailer
unit prompted the removal and replacement of the trailer. It was additionally reported that the
contents of the previous trailer were transferred to the new resident managers' manufactured home
without remediation. No information regarding previous mold survey reports was provided.
While onsite it was reported to EHSI that several general indoor air quality concerns had been
expressed regarding unit 4-8. Additionally, it was reported that control of ground and surface waters
drainage patterns was an ongoing issue at the resort.
It was due to concerns regarding the potentially toxic nature of the mold that Mr. Robert Mazht of
Bradley Scott, Inc. tasked EHSI to conduct a mold survey to document the extent of the present
condition of water damage/mold growth, and to recommend the steps to be taken to clean and
decontaminate mold-affected structures.
APPROACH
On April 12,2002,EHSI conducted a physical assessment of four resort units,the Club House,the resident
managers' manufactured home and annex, and storage rooms located below the resort units in Building 1.
The survey included a visual inspection of interior exposed surfaces for evidence of water damage and/or
mold growth. Attic or above-ceiling spaces were inspected in the resort units and the Club House.
Crawl spaces below two of the resort units were also inspected. In addition, bioaerosol and surface
samples were collected from four resort units, the Club House, and the resident managers'
manufactured home and annex. An additional resort unit was visually inspected, but no samples were
collected.
In order to quantify the presence of moist/wet surfaces, EHSI took a series of moisture readings in
several locations using a Dri-Eaze Moisture Pro penetrating moisture meter and a Dri-Faze Moisture
Counter non-penetrating moisture meter.
Sampling was conducted in the resident managers' manufactured home, the Annex, the Club House,
and four resort units, representing each of the three buildings. Unit 4-8 was chosen due to reported
occupant complaints, unit 4-7 was chosen due to visible mold observed in the uuit's downstairs
bathroom, units 4-4 and 1-1 were chosen randomly. Additional sampling of visible mold was
conducted in several storage rooms in Building 1.
EHSI collected two indoor bioaerosol samples from locations within each of the above-mentioned
resort units and the Club House. Two bioaerosol samples were also collected from the resident
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EMS INTERNATIONAL,INC-
BRADLEY SCOTT MOLD SURVEY REPORT
PROJECT#8607-01
April 25,2002
managers' home and one from the Annex. Two outdoor air samples were also collected to measure
outside ambient conditions for comparative purposes. Two tape lift samples were collected from
locations within each of these resort units, the Clubhouse and the resident managers' home. Three
tape lift samples were collected from the Annex. Additionally, tape lift samples were collected of
visible mold observed in storage rooms below the resort units in Building 1. See Tables I through 3
in Appendix A for additional information regarding sampling locations.
SAMPLING METHODOLOGY
Mold
Non-viable bioaerosol samples were collected impacting 75 liters of air onto Zefon Air-O-CellTm
cassettes. A pre-calibrated Zefon Air-O-Cell Mini pump with an airflow of 15 liters per minute
collected air at each sampling location for a five-minute period.
Tape lift samples were collected in suspected mold-affected areas. Transparent tape was pressed onto
then lifted off suspected areas and placed into a pre-labeled resealable plastic bag for transport to the
laboratory and analysis for non-viable fungi.
All samples were submitted to LabCor of Seattle, WA. LabCor is staffed by certified microbiologists
and participates in the American Industrial Hygiene Association's Environmental Microbiology
Proficiency Testing (AIHA EMPAT #101858). All samples were transferred under chain-of-custody
protocols (see Appendix A).
SURVEY AND LABORATORY RESULTS
Visual Inspection:
Resort Units
All resort units are constructed with wood framing and composite roofs. The interiors have GWB
and 4-inch wood trim used liberally for baseboard and ceiling trim, as well as wainscoting,cromm and
door molding. The units are carpeted in the living rooms, dinette areas, bedrooms and stairways.
Each unit has a fireplace with paneled insets on both sides. The units are heated with baseboard
electric wall heaters. It was reported that during non-occupancy periods the room temperatures are
set at 55° F and not turned up until just before occupancy. Below is a description of each of the
inspected units.
Building 1, Unit 1
Unit 1-1 is a 2-bedroom, 2-bathroom unit with a living room, dinette area, kitchen and stairs leading
down to the carport/storage room area. The living room and back bedroom have cathedral ceilings
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EMS INTERNATIONAL,INC
BRADLEY SCOTT MOLD SURVEY REPORT
PROJECT#8607-01
April 25,2002
while the remainder of the unit has eight-foot ceilings. Access to the attic area is through the hot
water closet adjacent to the stairs. The carport/storage room below is on a concrete slab. The carport
is open to the north and is enclosed along the other three walls. The slab was covered with water
starting from the north and extending as far back as the south wall.
EHSI observed staining at the upper edge of paneling to the right of the living room fireplace from a
previous water intrusion. In addition, the gypsum wallboard (GWB) at the base of the stairs had a
different paint history than the other wallboard in the stairway. Moisture readings taken at the
staining in the paneling were less than 15%. Moisture readings at the base of the stairway were
greater than 20%. Moisture readings on all three walls at the bottom of the stairway were in excess
of 15% from the slab to a height of greater than ten-feet. Moisture readings at or exceeding 15% are
considered significantly moist and capable of supporting mold growth.
The attic was insulated and from the access hole the bottom of the roof decking appears to be in good
condition with no visible mold. Some moisture staining was noted on vertical plywood sheathing at
the east side of the attic. The staining was associated with joints in the sheathing and the perimeter of
a vent. No moisture readings or samples were collected due to the physical inaccessibility of the: attic
space.
Bioaerosol samples were collected from the center of the living room and near the east wall of the
back bedroom. Tape lift samples were collected from a stained area to the right of the living room
fireplace and from the wardrobe in the northwest corner of the front bedroom.
Building 4, Unit 7
Unit 4-7 is a middle unit with two floors. The unit has two bedrooms, two bathrooms, a living room,
and a kitchen/dinette area. Crawlspace access is through the floorboards in a hall closet. Attic access
is through a panel in the ceiling of the upstairs bedroom.
Visible mold was observed in the back bedroom closet on the top of the base molding and the bottom
of the GWB. GWB moisture readings in the vicinity of the visible mold were approximately 14%
except in the right corner behind the toilet where was 15.8%. Moisture readings in the hot water
closet that shares a common wall with the bathroom were 13.1 to 15.3% at the base of the wall.
A visual inspection of the attic space revealed spotty mold growth on the underside of plywood
ceiling decking and some spotty growth on walls. No moisture readings were taken. The crawl space
was not accessed or observed in this unit.
Building 4, Unit 8
Unit 4-8 is an end unit with two floors. The unit has three bedrooms, three bathrooms, a living room,
and kitchen/dinette. Crawlspace access is through the floorboards in a hall closet. Attic access is
through a panel in the ceiling of the upstairs bedroom.
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` EMS INTERNATIONAL,INC
BRADLEY SCOTT MOLD SURVEY REPORT
PROJECT#8607-01
April 25,2002
There was brown staining and GWB damage on the wall to the right of and behind the toilet in the
back bedroom. Moisture readings of this area were greater than 15%. Moisture readings at the corner
of the bathroom to the left of the toilet were also above 15%.
A visual inspection of the attic space revealed spotty mold growth on the underside of plywood
ceiling decking. Moisture readings of mold-affected ceiling decking close to the access hole were
less than 15%.
Standing water was noted in the crawl space. A strong odor was also noted in the crawlspace. The
ground in the crawl space was covered with a clear plastic tarp that was covered with black visquine
sheeting. The standing water was observed on the visquine. Soil beneath the two layers of plastic was
moist. Insulation was observed to be filling all the spaces between joists. There was no visible mold
in the crawl space and no staining on the timbers and wood framing. There is one vent each, in the
south and west walls in the crawlspace. The side of the floorboards exposed to the crawlspace had a
moisture reading of 15.6%.
Bioaerosol samples were collected from the dinette/kitchen area, above the bed in the upstairs
bedroom, and the crawlspace. Tape lift samples were collected from a baseboard in the upstairs
shower and the corner table in the northeast corner of the living room in the northeast comer of the
living room.
Building 8, Unit 4
Unit 8-4 is a middle unit with two floors. The unit has two bedrooms, two bathrooms, a living roorn,
and a kitchen/dinette area. Crawlspace access is through the floorboards in a hall closet. Attic access
is through a panel in the ceiling of the upstairs bedroom.
There was no visible mold or water staining in the living space of the unit. There is spotty mold
growth on the underside of plywood ceiling decking. Moisture readings of mold-affected ceiling
decking close to the attic access hole were less than 15%.
The crawl space beneath Unit 8-4 was noted as having less standing water and odor than that in Unit
4-8. However, the crawlspace beneath Unit 8-4 had running water, particularly along the west wall.
The source of the water appeared to be a spring in the crawlspace. A trough, approximately nine
inches deep, oriented east-west, was also noted in the crawlspace. A single layer of black visquine,
present throughout the crawl space, conformed to the contours of the trough.. The insulation between
the floor joists was observed to be pulling away and hanging loose in many areas. There was no
visible mold in the crawl space and no visible staining on either the timbers or the wood framing.
There was a vent in the south wall and daylight was observed over a partial barrier along the northeast
wall.
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' EMS INTERNATIONAL,INC.
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PROJECT#8607-01
April 25,2002
Bioaerosol samples were collected from the back bedroom vanity area, by the living room table and
in the approximate center of the crawlspace. Tape lift samples were collected from the back bedroom
above the shower and the upstairs bedroom trimboard on the back wall of the shower.
Building 8, Unit 6
Unit 8-6 was visually assessed, but no samples were collected. The unit appeared to be similar in
style to unit 8-4. There was no evidence of water staining or visible mold. However, heavy caulking
was observed around the toilet and baseboard in the downstairs bedroom. This heavy caulking
suggests repairs were made in the recent past. The attic area was not accessed and observed but the
crawl space was, and EHSI observed running water. The source of the water is likely a spring
beneath the unit.
Club House
The Club House is a wood frame structure on a concrete slab. The roof is composite shingLng. The
main area of the clubhouse has a mezzanine area covering approximately one-fourth of the floor area.
Access to heating, ventilation and air conditioning (HVAC) equipment is located in a crawl space
below the mezzanine. The interior of the Club House has cedar shake shingles. On each side of the
Club House are Shower, sauna and bath facilities accessible from the main area of the Club House.
The Club House has a cathedral ceiling and each shower area has approximately eight-foot ceilings
with access to the attic space through ceiling panels. Beyond the shower facilities on each side are
additional storage areas accessible only from outside. It was reported that these storage areas are used
for swimming pool and jacuzzi equipment and supplies.
It was reported that revised drainage patterns established five years ago helped to alleviate wafer on
the slab problems in the Club House. Minor staining on lower cedar shake interior shingles was
noted.
The attic space above both shower areas was accessed and there is spotty mold growth on the bottom
side of roof decking. The roof decking was also noted to be very soft indicating the presence of dry
rot in some areas. Moisture readings taken from areas close to the access panels were as high as. 25%
in the woman's shower area. Moisture readings of the roof decking above the men's shower area
were incongruous and ranged from 0.6% to 14.7%. These anomalous readings are believed to be due
in part to the dry rot and lack of integrity of the roof decking. The rafters appeared to have no visible
mold and had moisture readings of less than 10%.
Bioaerosol samples were collected from the main area above the pool table and from the men's
shower area near the south end lockers. Tape lift samples were obtained from ledge above the south
door in the main area and below the sink in the men's south bath.
Resident Managers'Manufactured Home
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'EHS INTERNATIONAL,INC.
BRADLEY SCOTT MOLD SURVEY REPORT
PROJECT#8607-01
April 25,2002
The resident managers' manufactured home is approximately one year old. It is a one-story unit with
three bedrooms, two bathrooms, a kitchen, living room, family room and laundry area. The unit had
no evidence of moisture intrusion or visible mold.
Bioaerosol samples were taken from the center of the living room and the Master Bedroom closet.
Tape lift samples were collected from the top of a speaker in the Master Bedroom and the top of the
closet doorframe in the southwest bedroom.
Annex
The Annex is a one-room outbuilding that was reportedly built around the porch deck of a removed
trailer. A bioaerosol sample was collected .from the east end of the unit. Tape lift samples were
collected from the top of a ceiling lamp, the east window sill, the top of a picture frame on the south
wall and the fiberglass backing in a location in which the ceiling insulation is exposed reportedly due
to the removal of speakers.
Building 1, Storage Rooms
Storage units on the carport level of Building 1 were visually inspected for signs of water damage and
mold growth. The storage units are on the
g concrete slab and have GWB on seve
ral or all the walls.1 .
As noted previously, water on the slab was observed throughout
g out much of the carport and was
observed under the door in at least one storage room. Visible mold was observed on GWB in the
western-most storage room in the corridor to Unit 3. The visible mold covered an area of
approximately 4 square feet and a tape lift sample was collected. Visible mold was also noted on the
lower two feet of the north wall GWB in storage room 1-1. A tape lift sample was collected.
Mold
The laboratory analyzed the non-viable bioaerosol samples by removing the particle collection slide
from each cassette, staining them in lactophenol cotton blue and observing characteristic
morphologies under optical microscopy at a magnification of approximately 400x. Results are
reported as total fungal particles per meter of air. Laboratory reports are presented in Appendix A.
A portion of each tape lift sample was mounted on a slide and stained in lactophenol cotton blue.
Characteristic morphologies were observed at a magnification of approximately 400x.
Results from the non-viable bioaerosol samples collected from the crawlspace of Units 4-8 and 8-4
and the attic of Unit 4-7 indicate these areas have significantly elevated levels of
Aspergillus/Penicillium and Cladosporium sp. Moderately elevated levels of
Aspergillus/Penicillium and Cladosporium sp. exist in the dining room area of Unit 4-8, the back
bedroom and living room in Unit 8-4, the back bedroom of Unit 4-7, the men's room in the
Clubhouse, the living room and master bedroom closet in the resident managers' home, and the annex
building. Slightly elevated levels of Aspergillus/Penicillium were detected in bioaerosol sample
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EHS INTERNATIONAL,INC.
BRADLEY SCOTT MOLD SURVEY REPORT
PROJECT#8607-01
April 25,2002
collected from the common area of the Clubhouse. Total indoor levels in the attics and crawlspaces
sampled ranged from 92,440 spores per cubic meter in the Attic of Unit 4-7 to 1,261 spores per cubic
meter in the crawlspace beneath Unit 8-4 compared to 7,080 spores per cubic meter in the outdoor
samples. Total mold in habitable spaces ranged from 1,280 spores per cubic meter in the living room
of Unit 1-1 to 2,813 in the back bedroom of unit 4-7. Total mold levels in the resident managers'
home and annex ranged from 2,120 spores per cubic meter in the master bedroom closet to 4,907
spores per cubic meter in the living room of the home. It should be noted that while outdoor
bioaerosol results indicate higher total mold levels, the types of molds present indoors differ in types
and amounts when compared to outdoor samples.
Tape lift sample results indicate the presence of Aureobasidium pullulans in the upper bathroom
shower trimboard in Unit 8-4, Ulocladium sp. below the sinks in the men's room in the Clubhouse,
and Ulocladium sp., Stachyhotrys chartarum, Aspergillus sp. and Cladosporium cladosporiodes in
the storage areas below Building 1.
DISCUSSION/CONCLUSIONS
A brief discussion of each mold type identified is provided below based on information available
from Aerotech Laboratories' website fungal glossary located at
http://www.acrotechlabs.com/reso/fungloss.asp.
Ascospore
A general category of spores that have been produced by means of sexual reproduction. Ubiquitous,
saprophytic, and plant pathogens, many are easily identifiable (i.e. Chaetomium). This group contains
potential opportunistic pathogens and toxin producers.l
Aspergillus sp.
Aspergillus sp. There are more than 160 different species of Aspergillus, sixteen of which have been
documented as etiological agents of human disease. These species are frequently isolated from forage
products, grains, nuts, cotton, organic debris and water damaged organic building materials. The
diseases caused by species of Aspergillus are relatively uncommon and arQ rarely occur in individuals
with normally functioning immune systems. However, due to the substantial increase in populations
of individuals with HIV, chemotherapy patients and those on corticosteroid treatment, contamination
of building substrates with fungi, particularly Aspergillus are of concern. Aspergillosis is now the
second most common fungal infection requiring hospitalization in the United States. In addition, this
genus has been reported to be allergenic. Many species produce mycotoxins that may be associated
with diseases in humans and otter animals. Toxin production is dependent on the species or strain
within the species and on the food source for the fungus. Some of these toxins are carcinogenic
including aflatoxins and ochratoxina Aspergillus is a common cause of extrinsic asthma with
symptoms including edema and bronchiospasms, and chronic cases may develop pulmonary
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emphysema,'
Aureobasidium sp.
Aureobasidium sp. - Saprophytic or weakly parasitic, common in soils. Indoors A. pullulans is often
found on damp materials in homes, such as painted wood. A. pullulans has been reported to cause
chromoblastomycosis (in an immune compromised patient), which is a chronic cutaneous infection of
the skin caused by species of dematiaceous fungi.'
Basldiosnore
A general category of spores that have been released from the basidium of a fungi. A ubiquitous Type
I & III allergen, saprophyte and plant pathogen that releases its spores in high humidity. A rare
opportunistic pathogen, toxin-producing (mushrooms) and an agent of dry wood rot.'
Cladosporium se.
Cladosporium sp. C herbarum is the most frequently found species in outdoor air in temperate
climates. It is often found indoors, usually in lesser numbers than outdoors. The dry conidia become
easily airbonle and are transported over long distances. This fungus is often encountered in dirty
refrigerators, especially in reservoirs where condensation is collected. On moist 'window frames, it
can easily be seen covering the whole painted area with a velvety, olive-green layer. Cladosporium
often discolors interior paint, paper, or textiles stored under humid conditions. Houses with poor
ventilation, houses with thatched straw roofs and houses situated in low damp environments may
have heavy concentrations of Cladosporium, which will be easily expressed when domestic mold is
analyzed. It is commonly found on the surface of fiberglass duct liner in the interior of supply ducts.
It is also found on dead plants, woody plants, food, straw, soil, paint, and textiles. The ability to
sporulate heavily, ease of dispersal, and buoyant spores makes this fungus the most important fungal
airway allergen; and together with Alternaria, it commonly causes asthma and hay fever in the
Western hemisphere.'
Epicoccum sp.
Epicoccum sp. - It is commonly found as a secondary invader in plants, soil, grains, textiles and paper
products where Cladosporium and Aureobasidium are present. It is mostly saprophytic, or weakly
parasitic. Epicoccum is frequently isolated from air and occasionally occurs in house dust. Reported
to be an allergen but not in a high frequency. Due to the ability of this fungus to grow at 37°C, it can
cause infection of skin in humans.'
Penicillium sp.
Penicillium sp. - A wide number of organisms belong to this genus. Identification to species is
difficult. Often found in aerosol samples. Commonly found in soil, food, cellulose, paint, grains, and
compost piles. It is commonly found in carpet, wallpaper, and in interior fiberglass duct insulation.
Although this fungus is less allergy-provoking than the other molds, Penicillium is reported to be
allergenic (skin) and it may cause hypersensitivity pneumonitis and allergic alveolitis in susceptible
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individuals. It can cause other infections such as keratitis, penicilliosis, and otomycosis. Some species
can produce mycotoxins including 1). Ochratoxin which is damaging to the kidneys and liver and is
also a suspected carcinogen; there is also evidence that impairs the immune system. 2). Citrinin that
can cause renal damage, vasodilatation, and bronchial constriction. 3). Gliotoxin which is an
immunosuppressive toxin, and 3). Patulin that is believed to cause hemorrhaging in the brain and
lungs and is usually associated with apple and grape spoilage. It can also cause extrinsic asthma. P.
camemberti has been responsible for inducing occupational allergies among those who work with.soft
white cheeses on which the fungus grows. P. chrysogenum has been found on building materials,
including paints, chip boards, and wallpaper.l
Pith omyces sp.
Pithomyces sp. This fungus is found mainly growing on decaying plants, especially grassers. It
produces a mycotoxin called sporidesmin (a piperazinedione) known to be pathogenic in animals
causing facial eczema and liver damage.
Stachybotrys
Stachybotrys sp. - Considerable recent media attention has been focused on the fungi .Stachybotrys
chartarum due to infant deaths in Cleveland from pulmonary hemosiderosis which may be associated
with contamination of residences with this fungi. Stachybotrys thrives on water damaged cellulose
rich materials such as sheet rock, paper, ceiling tiles, cellulose containing insulation backing and
wallpaper. The presence of this fungus in buildings is significant because of the mold's ability to
produce mycotoxins, which are extremely toxic, such as Satratoxin H. Exposure to these toxins can
occur through inhalation, ingestion or dermal exposure. Symptoms include dermatitis, cough, rhinitis,
nose bleeds, a burning sensation in the mouth and nasal passage, cold and flu symptoms, headache,
general malaise, and fever. Inhalation of conidia may also induce pathological changes
(pneumomycotoxicoses). Stachybotrys typically appears as a sooty black fungus occasionally
accompanied by a thick mass of white mycelia. As a general rule, air sampling for Stachybotrys yields
unpredictable results mainly due to the fact that this fungus is usually accompanied by other :fungi
such as Aspergillus and Penicillium that normally are better aerosolized than Stachybotrys.I
On March 10, 2000, The Center for Disease Control (CDC) released a report (MMW.R vol. 49,230.9)
which rejected an earlier report (MMWR, Vol. 46, No. 2) that Stachybotrys may have caused
pulmonary hemorrhage in infants in Cleveland, Ohio. (Dearborn, D.G., Pulmonary Hemorrhage in
Infants and Children. Current Opinions in Pediatrics June 7, 1997, Vol. 9). At present they link
between exposure to Stachybotrys and known health effects is by no means certain. Regardless of
survey findings, any individual presenting significant symptoms should immediately consult their
physician, city, or county health department. Z
Ulocladium sp.
Ulocladium sp. This fungus is reported to be allergenic and considered cosmopolitan. It is commonly
found as a saprophyte on plant materials and soils. Some species can be also found on dead
herbaceous plants, rotten woods, paper, textiles, and other organic substrates (cellulose,) such as
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water-damaged building materials. [ locladium is also found in dust and air samples. Ulocladium is
known to be a common airway allergen.'
RECOMMENDATIONS
Based on the findings of this inspection and sample results, EHSI recommends the selection of a
mold abatement contractor with the proper experience and training for hazardous materials removal.
Due to the potential for occupant exposure to these molds, it is recommended that all porous, water
damaged/contaminated surfaces be removed. The following areas are recommended for remediation
and,lor clean-up.
A. Plywood roof sheathing on Buildings 4 and 8 and the Clubhouse have visible mold on the
lower surface. The source of water intrusion should be determined and eliminated.
Deteriorated mold-affected materials should be removed and replaced. Alternatively, if the
physical integrity of the sheathing is not compromised, it can just be cleaned and
encapsulated. Note: a lack of structural integrity was noted in some plywood sheathing in the
Clubhouse.
B. Water intrusion into the crawlspaces beneath Buildings 4 and 8 should be stopped before
crawlspace mold abatement work is performed. When water issues are addressed the
insulation below the floorboards should be removed. and a complete visual inspection for
mold performed in the crawlspaces. Visible mold should be treated by cleaning and
encapsulation. Deteriorated building materials should be removed and replaced.
C. Drainage and water run-off conditions should be altered so that water does not accumulate on
the concrete slab in the storage units and carport area of Building 1. Water and/or mold
affected gypsum wallboard (GWB) in the storage rooms and lower stairwells should be
removed and replaced.
D. Small areas of water and/or mold affected GWB in condominium unit bathrooms should be
removed and replaced or cleaned and treated, and the source of the moisture should be
identified and stopped.
E. The Resident Managers' home and annex should be cleaned by damp wiping all non-porous
surfaces. Porous surfaces with no visible contamination or water damage should be cleaned
with a vacuum equipped with High Efficiency Particulate (HEPA) filtration.
F. Condominium units should be cleaned by damp wiping of all non-porous surfaces. Porous
surfaces with no visible contamination or water damage should be cleaned with a vacuum
equipped with High Efficiency Particulate (HEPA) filtration.
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Refer to Appendix B for the MOLD ABATEMENT PROTOCOL.
LIMITATIONS/STANDARD OF CARE
This mold survey was conducted by EHSI in accordance with the previously defined Scope of Work
and Work Authorization dated April 10, 2002. It is understood that this survey was limited to visible
surfaces and air monitoring, and that extensive destructive testing to examine all hidden areas was not
part of our scope. During the course of mold abatement or other construction work, additional water
damaged/mold contaminated materials may be found.
EHSI followed currently accepted industrial hygiene practices, including professional opinions based
on observations and laboratory data obtained. The Recommendations are derived in part from the
New York City Department of Health "Guidelines on Assessment and Remediation of FLmgi in
Indoor Environments" and "Bioaerosols: Assessment and Control", American Conference of
Governmental Industrial Hygienists (ACGIH), published in 1999. These guidelines are generally
accepted as "industry standard" for mold remediation protocols. Other than this, no warranty is
implied or intended.
Attention: Building materials that will be impacted by mold abatement activities may contain
asbestos. Prior to any mold remediation, the areas to be disturbed should be surveyed by an AHERA
certified Building Inspector or the materials should be assumed to contain asbestos. A certified
asbestos contractor, using methods described in Washington Administrative Code 296-62-077, should
remove any impacted Asbestos Containing Material (ACM). Prior to acceptance of bids from
contractors for mold remediation work, State and local regulations require building owners to conduct a
"Good Faith Survey" for ACM. Contractors must be provided a copy of the survey report prior to any
demolition or renovation.
Applicable State and regional regulations include: WAC 296-62-077; WAC 296-155-775; WAC 296-
65 Asbestos Removal and Encapsulation; and regional Clean Air Agency regulations. Other
considerations include the Department of Transportation regulations for the packaging, labeling, and
transport of ACM, and local fire department provisions for asbestos abatement and./or removal
projects.
REFERENCES
1. Aerotech Laboratories, Commonly Identified Fungi from Air-O-Cell Cassette Analysis
2. American Conference of Governmental Industrial Hygienists, Bioaerosols Assessment and
Control, ACGIH, Cincinnati, OH, 1999.
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