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That Dangerous Damp: Dealing with Water Inside

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WI CONTRACTORS | 1 ThatReview Dangerous of Structural Damp: MaterialsDealing with & Water Methods Inside for Home Building Course Number 21438 64 Hours

Wisconsin Contractors Institute N16W23217 Stone Ridge Drive, Suite 290 Waukesha, WI 53188

www.wcitraining.com [email protected]@gmail.com 262-409-4282

WI CONTRACTORS That Dangerous Damp | 35 holding the people. This can be brought into perspective FOREWORD by noting that those tiny creatures we generally term as The chorus of one well known song, begins with the mold, given a good source of moisture as well, will eat words, “Sometimes, all I need is the air that I breathe, and organic building components, to grow and thrive. to love you.” In some cases, the singer might be better served, to just try to live on love. Pollution in our environments is unquestionably a poor idea. Especially when we will be inhabiting that environment in the foreseeable, if inadvertently shortened, future. Even more dangerous, is when we bring pollution of any kind inside our homes, workplaces, and schools to live with us. More and more, we are beginning to understand that there are serious acute and chronic health problems associated with breathing in contaminated air. Placed in the context of managing our health, managing water infiltration into spaces where we live and work, also takes on great significance. Materials and furnishings that have been damaged by water, unless correctly dried or removed, can become significant sources of microbiological Mold,Mold, not yetyet insideinside the the human human body body contamination in the air. Health problems, resulting from breathing that air, can range fromAssessing simple allergic what reactionshas worked , or not worked, in times past, has led to the development of effective to chronic pulmonary diseases. protocols addressing unwantedAssessing moisture what intrusion. has worked, In thisor not course, worked, we inwill times look hard at; sources of unwanted moisture, dealingpast, with has sources led to of the its development intrusion, problems of effective resulting protocols from its entry, and steps to All buildings leak in some way, at some point in their addressing unwanted moisture intrusion. In this course, take, once a leak has been discovered. That discovery of a leak involves water observed at the actual point life span. Knowing this, ways and methods have been we will look hard at; sources of unwanted moisture, developed to deal with this intrusionof intrusion, of water, discovery during by thedealing appearance with sources of localized of its intrusion, physical problemsdamage, resultingor the appearance of mold, design, in construction, and in maintenance.indicating the The presence purpose of efromxcess its moisture entry, and nearby steps. to take, once a leak has been of this work is to discuss how to respond with appropriate discovered. That discovery of a leak involves water protocols, when our environmentsBefore are invaded further by and more in-observeddepth discussion at the actual of this point topic, of intrusion, it would bediscovery helpful by to look at some of the unplanned water. We will touch onterminology how to deal involving with the dangerthe appearance of allowing of localized water to physical penetrate damage, buildings or the, and associated consequences moisture, and the ancillary problemsof not associated taking immediate with it, steps,appearance to remedy of mold,the problem. indicating the presence of excess should moisture make its way inside, and remain. This is moisture nearby. not if, but when, resident dampness begins to make our built environments, less habitable.Glossary Finally, weof Termswill touch Regarding Before Dampness further and and more Mold in-depth discussion of this topic, on other sources of contamination in the air we breathe, it would be helpful to look at some of the terminology and how to respond to those as well.Term involving the dangerDefinition of allowing water to penetrate buildings, and associated consequences of not taking OVERVIEW OF MOISTUREAir Barrier RELATED: immediate steps,Any to material, remedy the combination problem. of materials or manufactured Glossary of Termsassemblies Regarding, intended Dampness by design, and to control Mold the movement of air PROBLEMS across or through an exterior wall system or assembly. Don’t Let the Water In Air Handler: Air Barrier: Equipment that includes a blower or fan, heating or cooling coils Any material, combination of materials or manufactured and related equipment such as controls, condensate drain pans Excessive water, meaning more than we intended or assemblies, intended by design, to control the movement allowed for, in the design of a building, creates problems of air across or andthrough air filters. an exterior The descriptionwall system doroes assembly. not include ductwork, for both built structures, and for their inhabitants. We registers or grilles, or boilers and chillers. learn more about moisture intrusion,Air Retarder with each: successive Air Handler:A membrane with a water vapor permeance at least 5 perm, failure. And the idea really is to learn from past mistakes. Equipment thatrestricting includes a air blower infiltration or fan, heatingand exfiltration or cooling through an assembly, coils and related equipment such as controls, condensate All buildings, at some point in their usable lives, will drain pans andthat air filters.still allows The descriptionwater vapor does to diffusenot include though. Joints and seams develop flaws that allow moisture to penetrate in an ductwork, registersin air or retarders grilles, or mu boilersst be and sealed chillers. to keep them effective. unintended fashion. Managing thatAir/Vapor water, once Retarders it gets : A membrane with both the water vapor resistance rating of a inside, is necessary to reduce microbial growth that could Air Retarder:vapor retarder, and the air infiltration rating of an air retarder. endanger the health of inhabitants. Those health issues will A membrane withThese a water are used vapor to permeancerestrict the atflow least of 5 both air and water vapor range from simple irritation, to allergic responses, to life- perm, restricting air infiltration and exfiltration through an assembly, thatthrough still allows building water assemblies. vapor to diffuse When used, joints and seams, and endangering diseases. Legionnaires Disease is one famous other openings around vents, outlets, windows, etc., should also result of poor air quality, that readily comes to mind. though. Joints and seams in air retarders must be sealed to keep them effective.be sealed. The same moisture dependent organismsAlligatoring that: endanger Shrinkage cracking of the bituminous surface of built-up or human health, can also work to destroy the building Air/Vapor Retarders:smooth surface roofing. It produces a pattern of deep cracks A membrane with both the water vapor resistance rating resembling alligator hide. 36 | That Dangerous Damp WI CONTRACTORS 6 of a vapor retarder, and the air infiltration rating of an Coping: air retarder. These are used to restrict the flow of both A protective waterproof cap over the top of a finished wall air and water vapor through building assemblies. When or parapet, to resist moisture penetration. They are typically used, joints and seams, and other openings around vents, sloped to direct water away from the wall beneath. outlets, windows, etc., should also be sealed. Crack: Alligatoring: A break in a protective membrane that was intended to Shrinkage cracking of the bituminous surface of built-up provide a continuous layer of waterproofing or smooth surface roofing. It produces a pattern of deep Cricket: cracks resembling alligator hide. A small ridge, extending from a vertical face like a ASHRAE: chimney, to a nearby sloped roof, to divert water away An anacronym for the American Society of Heating, from, and around, the junction of the vertical face and Refrigeration, and Air-Conditioning Engineers, Inc. sloped roof Asphalt: Drainage or Drain Plane: A highly viscous hydrocarbon, from the residue left over Any element placed between the “wet” and “dry” zones after distilling petroleum, used to water-proof built-up roofs. of an exterior wall system or assembly, off which water is intended to drain ASTM: An anacronym for the American Society for Testing and Dry Well: Materials A rock-filled hole, placed to hold a calculated amount of drainage water, until it can be absorbed by the earth beneath Ballast: Heavy materials like rock, gravel or pavers, used to weigh Eave: down roof membranes to prevent their uplift by wind The portion of the lower edge of a sloped roof, that overhangs a wall below Bitumen: A generic term for asphalt or coal tar pitch Enthalpy: A measure of the total energy of a thermodynamic system, Blister: including both the energy needed to create a system, and A spongy raised portion of roofing membrane, caused by the energy needed to establish its volume and pressure, pressure below from entrapped air or water vapor used in displacing its surrounding environment to make Built-up Roofing (BUR): room for itself Continuous roofing formed from laminated, saturated or EPA coated roofing felts, alternated with layers of bitumen An anacronym for the Environmental Protection Agency Cant Strip: EPDM: A continuous triangular strip adhered in the junction An anacronym for ethylene propylene diene monomer, a formed by a horizontal roof meeting a wall or other synthetic rubber used for single-ply roof membranes. vertical surface. They are installed to create a more gradual slope transition for flashing and roof membranes Expansion Joint: Capillary Break: Space left between two planar surfaces, allowing for A slot creating an opening, which is too large to be planned expansion and contraction of those adjacent bridged by a drop of water This stops the passage of water surfaces, under different seasonal and thermal conditions by capillary action Fascia: Chase: A finish placed over, and capping, the exposed edges of a A dedicated path or raceway, cut or built into building roof assembly or roof overhang. elements, to accommodate electric, plumbing, or HVAC distribution lines Fishmouth: A gap that has opened up in overlapping layers of felt, Cladding: due to failures in the adhesion between the overlapped A face applied panel, intended to protect a structure felts typically utilized in built-up membrane roofing against impact, decay, weathering, or corrosion Flashing: CMU: Overlapping sheet materials applied over, and sealing, An anacronym describing a concrete masonry unit. membrane joints, drains, gravel stops and other places, Commissioning: where membranes are interrupted. Base flashing normally The testing and balancing of all of a new building’s systems, forms an upturned edge, and a cap or counterflashing to ensure their proper functions as designed, and train the comes down from behind a waterproof finish on a vertical operations staff in the use and maintenance of those systems, surface above, and laps over the base flashing, to provide before the building is occupied by intended recipients. positive drainage over the flashed joint.

WI CONTRACTORS That Dangerous Damp | 37 Forebay: R-value: A small pool located before the primary inlet of a storm The number of minutes (seconds) required for 1 Btu basin or other water management facility, intended to (joule) of energy to penetrate one square foot (square trap and settle out sediment and heavy pollutants, before meter) of a material for each degree of temperature they enter the main basin difference between the two sides of the material. This is used to measure a material’s resistance to the passage of Gravel Stop: heat and the number used for the R-value is the reciprocal An angle with a raised flanged, face applied to the top of that used to measure conduction (1/c) of a fascia, to provide a clean edge to the top of the roof assembly, all the while preventing loose aggregate from Scupper: washing off the roof. An opening built in to allow water to drain through a wall, from an adjoining flat surface, usually a roof HVAC: An anacronym for heating, ventilation and air Section: conditioning. A drawing showing the arrangement of materials comprising a structure, as though the structure had been Hygrothermal: cut through on a plane A term pertaining to heat and humidity. Shingle-wise: Impervious: Overlapping materials, as is done with roof shingles, Neither absorbing, nor allowing the passage of water so water will run harmlessly down and over the joint, Micromanometer: without penetrating A tool used to measure very small differences in pressure. Slope: Modified Bitumen: The ratio between the measure of the vertical rise, and Asphalt with polymers added to its mix, to make it more horizontal run, of any given slope flexible in cold temperature and less subject to flow in SMACNA: hot temperatures An anacronym for Sheet Metal and Air Conditioning OSB: Contractors’ National Association. An anacronym for oriented strand board. It is a panel product, made of strand-type flakes, purposefully aligned Soffit: in a specific direction. The alignment makes the panel The finished surface on the underside of a roof overhang. stronger, stiffer and with better dimensional properties, Spall: than panels made with random flake orientation. A fragment, usually in the shape of a flake, detached Parapet: from a larger mass by a blow, by the action of weather, by A part of a wall assembly, that extends above the plane of pressure, or by expansion within the larger mass. the roof behind it. Stem Wall: Permeance and Permeability: The vertical portion of a retaining wall. The speed at which water vapor transmits through Sump Crock: a given area of a flat product, driven by a specific A hole, created to make a low void, where spilled or difference in vapor pressure between its two surfaces, is infiltrating fluids will collect for further handling measured in “perms.” Swale: Plenum: A ditch covered with vegetation, created to channel and A space between a suspended ceiling and the floor above sometimes absorb surface water runoff it, often used for system distribution and sometimes as an air return. A plenum is usually designed to have less air TAB: pressure within it, than the space below it, so air being An anacronym for test, adjust and balance returned to the HVAC system will flow up into it. Tensiometer: Ponding: An instrument used to measure the surface tension of liquids. Water that collects in depressions on a roof surface. Vapor and Air Retarders: Psychrometrics: Materials inhibiting the flow of air and water vapor Charting of the behavior and combinations of water through building envelopes and air, at specific temperatures. Included in this data Vapor Barrier / Retarder: is the dew point of moisture laden air at different A film with a water vapor transmission rate of less than moisture contents. one perm, usually thin flexible materials like plastic, PVC: or coatings like paint or asphalt. These are effective in An anacronym and generic term for single-ply plastic preventing condensation from occurring, when installed sheet membrane (polyvinyl chloride). over the warm side of exterior assemblies.

38 | That Dangerous Damp WI CONTRACTORS WBDG: are what most organisms need to thrive, prolonged An anacronym for the Whole Building Design Guide. exposure to moisture encourages infestation, within and on, organic building materials and HVAC system Weep Holes: components. Molds, bacteria, and wood-decaying pests, Small openings left in the outer wall of masonry like termites and carpenter ants, will suddenly feel construction, as outlets for water trapped between building right at home. Water interacts chemically with building components, to let it migrate back outside the wall components, causing structural fasteners, wiring, metal roofing and conditioning coils to corrode, making wood exam questions... to rot, and causing adhesives used in flooring, sheathing, and roofing to fail. Wood will also swell or warp when 1. ______is defined as: Any material, it becomes wet. Water-soluble building materials, like combination of materials or manufactured drywall, can essentially dissolve. Masonry can be damaged assemblies, intended by design, to control the by expanding ice during freeze-thaw cycles. The integrity movement of air across or through an exterior of concrete can be destroyed by sub-surface salt deposits, wall system or assembly. carried there by moisture intrusion. Paints and varnishes a. air a can be damaged and become clouded. When wet, the b. air handler thermal resistance of insulation is greatly reduced. c. air retarder d. alligatoring Monetary Loss Due to Moisture Problems All these categories of problems, generate significant price 2. ______is defined as: A highly viscous tags, attributable to buildings being exposed for prolonged hydrocarbon, from the residue left over after periods to moisture. distilling petroleum, used to water-proof built-up roofs. The direct cost of medical problems, associated costs of a. ballast treatment, and ancillary losses of productivity, must be b. blister borne by someone. Annual medical costs of just asthma- c. fascia related illnesses, attributed to exposure to dampness and d. asphalt mold, have been estimated at $3.5 billion in the U.S. alone. There are other health problems associated with 3. OSB is an acronym for ______. damp buildings, and each problem carries its own annual a. built-up roofing medical price tag. Those are generally passed on as higher b. oriented strand board insurance premiums, to everyone. c. occupational standing board d. output sounding board Damage to the building also creates huge expenses. A significant proportion of these costs is borne by tenants 4. ______is defined as: An opening built and building owners. Money is lost when employees in to allow water to drain through a wall, from call in sick, due to illnesses like asthma. Even when an adjoining flat surface, usually a roof. employees remain present, reduced productivity can a. scupper be expected when there are pervasive moisture-related b. shingle health and comfort problems. There is obviously a huge c. soffit cost associated with repair and replacement of corroded d. spall structural fasteners, wiring, and damaged moisture- sensitive materials. Increased insurance premiums will 5. WBDG is an anacronym for ______. result from excessive claims for repair, especially if a water a. Western Building Design Guild intrusion problem was known, but not remedied in a b. Whole Building Design Guide timely fashion. Loss of the use of building space, after c. Waterproofing Barrier Designations Guidelines damage and during renovations, will make it necessary d. Worldwide Barometric Delineation Guild to rent additional space for a time. There will be repair and replacement costs for damaged furniture, products and supplies. Damaged records, that cannot be salvaged, will create problems down the road, requiring plenty of THE SCOPE OF THE PROBLEM unscheduled time for personnel to figure out and resolve. With some basic terminology defined, let’s look at General Mold / Moisture Intrusion moisture damage to buildings, and their inhabitants, in a When materials in the building, from acoustic ceiling tiles bit more detail. We will get far more specific shortly. to carpets and rugs, absorb and hold that moisture, they Moisture Damage to Buildings will continually release it into air in the building, until they have been dried or removed. When examining how In addition to causing health problems, moisture will to reduce financial loss from excess water, understand damage building materials and components. That facility that moisture in buildings or building envelopes, is likely damage occurs at multiple levels. Since water and food coming from one of the following sources:

WI CONTRACTORS That Dangerous Damp | 39 1. Moisture is literally absorbed straight through Construction detailing is another example of forethought, external envelope materials. taken before construction begins, to deny water entry. It is primarily based on a good imagination and an 2. Moisture is simply a matter of precipitation, or melting understanding of water behavior. Since precipitation snow, that drains inside through cracks and holes. tends to flow downhill, flashings below copings, below 3. Moisture, like melting snow, will be sucked inside windows, above door and window openings, and above through available openings, when air pressure inside any break in the continuity of the building envelope, that is less than that externally. Basically, anywhere air lap down over the next shield in the water barrier, will can enter, water can follow. help keep water from entering. If wind on the building face has potential to drive water up under flashing, then 4. Moisture enters the building through construction caulking should be specified, or other barriers put in place flaws, poor selection of materials, poor installation to prevent that. Capillary breaks can prevent water from methods used during construction, or adjacent bridging gaps. If there is a cavity into which moisture selected materials being incompatible with each other. can enter and collect, weep holes should be provided to 5. More moisture enters, held in humid outside air let that collected water drain from that cavity, back to flowing in, than the building’s HVAC system can the exterior. The devil is in the details, but unwanted eliminate. moisture intrusion can be in the lack of them. 6. Moisture enters in event that floods a building, Material specification and detailing decisions are choices like a plumbing leak, a spill, a leak in the fire made during the design process. The idea is to create a suppression system, or an actual natural disaster continuous envelope of materials that repel water and will affecting the integrity of the building envelope. not allow moisture to diffuse through them into the interior. 7. The last route by which water enters, is the Another useful tool is to find and eliminate any gaps in introduction of excess moisture into the building the envelope, through which moisture can get inside. by occupants. This is via poorly vented exhaust fans Inspection during construction is the best time to do this, in kitchens and baths, from water spills, from water but this is also part of ongoing maintenance inspections. used in housekeeping tasks, humidity introduced in Indoor sources of moisture (other than the breath of the breath of inhabitants, the uncontrolled entry of inhabitants,) can be found and fixed or eliminated. humidity from the exterior when doors or windows Uncontrolled air movement, that pulls humid air in from are opened, or plumbing fixtures being allowed to the exterior, can be controlled with airlocks or other run or drip. known design devices. Unwanted moisture will find its way into buildings. This By far, the best approach to indoor air pollution by mold, fact is attested to, by a proliferation of service companies, is to do whatever it takes to just keep moisture from who contract to provide moisture abatement services getting inside. Because once it gets a foothold, the growth for flooded structures. In this case, as in most others, of mold can follow. solutions came into existence because of need. The Mold / Moisture Connection It is easy to find sources of excess water, when materials Unlike with moisture, there is no way to keep mold out of near the leak are saturated. Leaks or burst pipes are our buildings. With thousands of strains, mold is found immediately apparent. Not so easy, is when the source of everywhere, both indoors and outdoors. intrusion is hidden from view, such as wet insulation in walls, or water entering through the foundation. Totally frustrating, is when a leak occurs in one location, but the water uses wires, ducts, etc., to travel some distance before dropping and making its presence known, nowhere near its actual point of entry. There are straight forward steps that can be taken to reduce the chance of water intrusion. Specifying and using building materials that neither accept, or hold, moisture is one practical solution. For example, rigid insulation will not hold moisture, whereas cellulose insulation will absorb the same. Metal siding will repel it, but wood siding becomes saturated unless protected. Single ply membrane roofing offers no lapped joints, wherein moisture can reside, but that is not true of asphalt shingle roofing. Sandwich panels, containing insulation faced with steel or aluminum sheeting, are Mold on on leaves leaves another prime example of materials, which by their nature, repel moisture.The mere presence of mold does not indicate a problem. It becomes problematic, only when the amount 40 | That Dangerousof it Damp increases past our tolerable limits. Excessive growth beginsWI when CONTRACTORS mold spores land on a wet or damp spot and begin generating new colonies. Spores are released into the airstream and at that point, inhabitants with sensitivity to mold begin reacting. The goal then becomes, not to necessarily eliminate all types of mold (which is impossible), but to remove what is there and limit its future growth.

In any building, there will be users who are sensitive enough to mold to react to it. In some, that sensitivity results in respiratory diseases. Molds produce allergens (substances causing allergic reactions) and irritants that are troubling to sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash.

Moreover, allergic reactions to mold are more common than one might suppose. Responses to excessive mold can be immediate or delayed. Asthma attacks can be triggered in people already suffering from that disease. Mold exposure can irritate eyes, skin, nose, throat, and lungs of all users, whether they are sensitive or not. Allergic and irritant symptoms are the most common problems reported. But research on the effects of mold on health is still ongoing.

Plenty of information on health problems associated with mold, can easily be found. Health professionals are one source of data. State and local health departments are another. Detailed information can also be found on websites for the Center for Disease Control and Prevention, and the Environmental Protection Agency.

Definition of Mold

Though of differing species, all molds are fungal growths that can get a foothold and propagate on various damp organic materials. Sometimes referred to as mildew, molds are found indoors and outdoors, all year long. Exterior molds use plants and decaying organic matter, as a source of nutrition. They do the same inside, needing only moisture and a good source of carbon, found in building materials or contents. Mold growth occurs in areas of excess moisture, when tiny floating spores leave one colony, to land on a nearby moist surface and begin another colony. Moderate temperatures and nutrients are the only other conditions needed.

Molds (along with mushrooms and yeasts) are types of fungi. Molds are in the air and settle out on surfaces. Outdoors, molds are part of, and serve a significant function in nature. They break down organic matter and live in the soil, on plants, and on dead or decaying matter. Mold spores become airborne, when air moves across vegetative matter, or when plants, soil or other decaying matter is disturbed.

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The mere presence of mold does not indicate a problem. It becomes problematic, only when the amount of it increases past our tolerable limits. Excessive growth begins when mold spores land on a wet or damp spot and begin generating new colonies. Spores are released into the airstream and at that point, inhabitants with sensitivity to mold begin reacting. The goal then becomes, not to necessarily eliminate all types of mold (which is impossible), but to remove what is there and limit its future growth. In any building, there will be users who are sensitive enough to mold to react to it. In some, that sensitivity results in respiratory diseases. Molds produce allergens MagnifiedMagnified mold mold and and its itsspores spores (substances causing allergic reactions) and irritants that There are thousands of species (often quantified as are troubling to sensitive individuals.There Allergic are thousands responses of speciesbetween (often 50,000 quantified and 250,000) as between of mold, 50,000 with and more 250,000) of mold, with more than include hay fever-type symptoms, such1,000 as different sneezing, kinds runny of moldsthan found 1,000 indifferent homes andkinds buildings of molds in found the United in homes States. Molds spread and nose, red eyes, and skin rash. reproduce over time, whenand favorable buildings growth in the conditions United States. are present. Molds Thesespread include and food sources like paper Moreover, allergic reactions to moldfacings are more on wallboard,common wallpaper,reproduce ceiling over tiles, time, wood, when dust, favorable and dead growth mold conditions spores. All are good fuel for than one might suppose. Responsesmold to excessive colonization. mold Sufficientcan are moisturepresent. Theserequirements include willfood vary sources from like one paper mold facings species to another, but be immediate or delayed. Asthma attacksgenerally, can sustainedbe triggered relative on humidity wallboard, of wallpaper,greater than ceiling 70 percent, tiles, wood, or wetted dust, food and source materials that in people already suffering from thatremain disease. that Mold way more thandead 48 – mold72 hours spores., will All encourage are good fuelmold for colonization mold colonization.. It will begin first on a exposure can irritate eyes, skin, nose,microscopic throat, and level, lungs then slowlySufficient become moisture visible .requirements Mold growth canwill varybe any from color, one including black, white, of all users, whether they are sensitivegreen, or not.purple Allergic or orange. Oncemold mold species growth to another, begins, butdepending generally, on sustainedthe conditions relative and mold type, even in and irritant symptoms are the mostthe common absence problems of “visible waterhumidity,” the moisture of greater in thanambient 70 percent, relative orhumidity wetted willfood be source sufficient to sustain and reported. But research on the effectsmaintain of mold mold on health growth. is materials that remain that way more than 48 – 72 hours, still ongoing. will encourage mold colonization. It will begin first on a microscopic level, then slowly become visible. Mold Plenty of information on health problemsThe presence associated of air -borne mold indoors, even when found in the types and concentrations as outdoors, are not generally considered atypicalgrowth orcan problematic. be any color, However, including mold black, growth white, (colonization) green, inside buildings with mold, can easily be found. Health professionals are purple or orange. Once mold growth begins, depending one source of data. State and local healthor interstitial departments wall c avities, is not considered normal. Aerosolizing of these concentrations of colonizing molds, carries the potentialon for the health conditions problems and and mold degradation type, even of in the the integrity absence of of the structure, should are another. Detailed information can also be found “visible water,” the moisture in ambient relative humidity that level of growth, remain unchecked. on websites for the Center for Disease Control and will be sufficient to sustain and maintain mold growth. Prevention, and the Environmental Protection Agency. Mold is not a new health concern,The presence not even of air-borne in the workplace. mold indoors, No indoor even when space found is ever really free of some Definition of Mold type of mold or another, noin matter the types how and supposedly concentrations sterile. as Molds outdoors, are everywhere are not , and our exposure to Though of differing species, all moldsthem are unavoidable. fungal growths Some moldsgenerally are consideredconsidered atypicaltoxigenic or and problematic. are underg However,oing research to determine if they that can get a foothold and propagatecause on certain various health damp problems mold, in growth and of (colonization)themselves. But inside whether buildings known or interstitialhazards or not, accelerated organic materials. Sometimes referredgrowth to as of mildew, any strain of mold,wall is cavities, a sure indicator is not considered of an excessive normal. moisture Aerosolizing problem. of these molds are found indoors and outdoors, all year long. concentrations of colonizing molds, carries the potential Exterior molds use plants and decayingControlling organic Moldmatter, Growth as for by health Controllin problemsg Moisture and degradation of the integrity of the a source of nutrition. They do the same inside, needing structure, should that level of growth, remain unchecked. only moisture and a good source ofWith carbon, the foundconnection in betweenMold moisture, is not a mold,new health and health concern, firmly not established, even in the we consider that mold growth building materials or contents. Moldinvolves growth four occurs factors. in Moldworkplace. spores must No be indoor present space, to beis evercarried really by freeair currentsof some to other surfaces and areas of excess moisture, when tinybuilding floating cavities. spores leave Once there,type the of sporesmold or must another, contact no surfaces matter how that supposedlyare moist (relative humidity at or one colony, to land on a nearby moistabove surface 70%), and contain begin organic sterile. nutrients, Molds and are areeverywhere, warm. In andsuch our a hospitable exposure toenvironment, them mold will grow another colony. Moderate temperaturesand gradually and nutrients destroy are the surfacesunavoidable. to which Some it clings.molds areWe considered can’t change toxigenic the organic and nature of building the only other conditions needed. components, and we can’t areeliminate undergoing the initial research presence to determine of mold. if But they we cause can limitcertain factors that make Molds (along with mushrooms andsurfaces yeasts) arehospitable, types of by changinghealth theproblems, relative in humid and ofity themselves. or temperature But ofwhether exposed and hidden surfaces. fungi. Molds are in the air and settleBoth out changeson surfaces. are very goodknown approach hazardses to or control not, acceleratedling mold growth. growth of any strain of Outdoors, molds are part of, and serve a significant mold, is a sure indicator of an excessive moisture problem. function in nature. They break down organic matter and Controlling Mold Growth by Controlling Moisture live in the soil, on plants, and on dead or decaying matter. With the connection between moisture, mold, and Mold spores become airborne, when air moves across health firmly established, we consider that mold growth 13 vegetative matter, or when plants, soil or other decaying involves four factors. Mold spores must be present, to matter is disturbed. be carried by air currents to other surfaces and building cavities. Once there, the spores must contact surfaces that are moist (relative humidity at or above 70%), contain organic nutrients, and are warm. In such a hospitable

WI CONTRACTORS That Dangerous Damp | 41 Controlling the moisture content in building spaces carries other dividends. Excessive moisture also creates an inviting atmosphere for unwanted bacteria, mites, cockroaches, and other pests. Excessive moisture in wall and roof construction, increases the thermal conductivity of the building envelope. That reduces the effectiveness of the insulation package by as much as one half. Keeping moisture out of insulation yields financial rewards, in lowered utility costs.

All these factors make controlling the moisture content, in and through a building envelope, a subject of great importance. environment, mold will grow and gradually destroy the BEFORE BUILDING DAMAGE OCCURS surfaces to which it clings. We can’t change the organic The best offense is a good defense. Based on this premise, nature of building components, and we can’t eliminate BEFOREthe BUILDING DAMAGE OCCURS initial presence of mold. But we can limit factors that make the easiest way to deal with unwanted water is to make surfaces hospitable, by changing the relative humidity or sure it can’t get inside. We have touched on the use temperature of exposedThe and best hidden offense surfaces. is a Both good changes defense. Basedof construction on this premise, detailing theand easiestwhat promotes way to waterdeal with unwanted water is are very good approachesto make to controlling sure it can’t mold getgrowth. inside . We resistance.have touched We have on the also use discussed of construction installation detail problems.ing and what promotes water resistance. We have also discussedSpecifying installation the right problems. materials to Specifying deny water the residence right materials is to deny Controlling the moisture content in building spaces carries water residence is important. But areimportant. there any But ways are tothere keep any water ways outto keep, that water are usefulout, that after the building other dividends. Excessive moisture also creates an inviting are useful after the building has already been constructed? atmosphere for unwantedhas bacteria, already mites, been cockroaches, constructed? and other pests. Excessive moisture in wall and roof construction, Use of Rain Screens increases the thermal conductivityUse of Rain of theScreens building envelope. One retrofit technology, available to stop the intrusion That reduces the effectiveness of the insulation package by as of water into walls, is the installation of rain screens. much as one half. KeepingOne moisture retrofit out technology of insulation, available yields toThe stop best the of intrusion these incorporate of water exterior into walls, cladding is the materials/ installation of rain financial rewards, in lowered utility costs. screens. The best of these incorporatepanels/screens, exterior cladding held away materials/panels/screens from the building to create, held an away from the All these factors make buildingcontrolling to thecreate moisture an air content, cavity betweenair cavity it and between the building it and ,the with building, a drainage with planea drainage behind it, placed on an plane behind it, placed on an airtight support wall. This in and through a buildingairtight envelope, support a subject wall. This of great assembly creates multiple ways for precipitation to be channeled away from the importance. assembly creates multiple ways for precipitation to be building. channeled away from the building. exam questions... 6. Prolonged exposure to water, makes building components hospitable to ______. a. Ants, weevils, and rodents b. Mold, heat, and sprouts c. Bacteria, ants, and mold d. Strand orientation, security breaches, and termites 7. Invading moisture destroys concrete by ______. a. Depositing sub-surface salts b. Leaching cement out of the mixture c. Creating water stains that cannot be removed d. Redistributing soil beneath 8. Estimated medical costs in the U.S., for the treatment of asthma related illness, is estimated to be in the range of ______. a. 100-200 million Diagram of a rain screen b. 3-4 billion Diagram of a rain screen c. 400-500 thousand d. 28 dollars per person The main concept of a rain screen isThe the main creation concept of twoof a rainseparate screen planes. is the creation The outer of two plane sheds water, but 9. The decision to use building materials that do separate planes. The outer plane sheds water, but still allows not accept or holdstill moisture allows air is ______.to freely circulate behindair to it freely. The circulate inner plane behind is it.relatively The inner airtight. plane is relativelyThe circulating air around a. Generally requestedthe screen by ,the creates building equal owner pressure onairtight. either sideThe circulating of the outer air aroundplane. Thisthe screen, results creates in there equal being no external b. Mandated byforce, most buildingno pressure codes differential, to drivepressure water on inwards either side through of the outerthe building plane. This envelope results in. Even though a c. A decision withdifference severe financial in air pressure consequences still exists,there that beingwould no normally external force, act to no encourage pressure differential, water penetration to through the d. Made duringoutside the design face process of the building, the raindrive screen water denies inwards precipitation through the access building to envelope. that face. Even No free water will 10. Mold is also sometimesmake it calledto the ______.building face, to try tothough work aits difference way inside. in air pressure still exists, that would a. Mildew normally act to encourage water penetration through b. Shrooms the outside face of the building, the rain screen denies c. Wart-root precipitation access to that face. No free water will make it d. Scale to the building face, to try to work its way inside. 14

11. There are thousands of species (often quantifiedas Necessary Ventilation between 50,000 and 250,000) of mold, with more than ______different kinds of molds found in Designing structures so they are airtight, is not a good homes and buildings in the United States. approach to water resistance. It is possible to design a. 5,000 buildings that are so airtight as to endanger occupants. I b. 3,000 was peripherally involved in the last stages of construction c. 1,000 of a high-end residence. Incorporating all the latest in d. 100,000 spray foam technology, the home was so tight, fireplaces

42 | That Dangerous Damp WI CONTRACTORS had to draw combustion air down the chimneys. There gasses and particulate from interior building materials, was not enough oxygen in the home to sustain the flame. finishes and furnishings, as well as the use of products Of course, when they did this, they also pulled the rising like cleaning solutions. They can also include air-borne smoke down and distributed it back into the home. Fixing contaminants like mold spores, other biological organisms, that problem required punching holes through the walls and gasses from interior or exterior chemical use. beside the fireplaces, to give them some fresh air. The inhabitants of the house needed some as well. Improving Air Quality and Ventilation To prevent pollutants from accumulating inside a Poor air quality is a problem that can be tackled by building, to the point where they cause health problems various means, including additional ventilation. for inhabitants, some level of ventilation will be required. Sources of pollution, once identified, can be entirely Fresh air from outside will need to be introduced at the removed from use and from the building. Ventilation same time, and in the same amount, that interior air devices can be installed to introduce fresh air, to dilute is being exhausted. This balance and ventilation was concentrations of pollutants. Air cleaning devices can accomplished historically with leaky, drafty buildings, be installed as part of HVAC systems. Blocked air supply where copious amounts of outside air could enter. The vents can be reopened. Windows can be opened to buildings breathed air in and out. temporarily relieve air quality problems (unless the source of the problem is outdoors). If certain activities Air can move in and out of buildings by infiltration, are causing the problem, those activities can be curtailed. natural ventilation, or through mechanical ventilation. Activities that are generating indoor contaminants, can Modern buildings, built to satisfy energy codes, don’t also be moved outside the building. Relocate activities tend to be leaky or drafty. In these, ventilation must be like sanding or stripping furniture, or painting various obtained in one of several ways: items, outdoors when that option is possible. Some • When outside air enters through openings, joints, newer mechanical systems include air-to-air heat and cracks in walls, floors, and ceilings, and around exchangers, that allow the introduction of outside air, windows and doors, that air intake is defined by the but precondition that air, as it enters. term ‘infiltration.’ If direct action to resolve air quality issues, cannot be • Natural ventilation occurs in larger quantities, when taken by users of someone else’s facility, those responsible doors and windows are opened, with air movement for building operations should be approached and in or out, powered by pressure differentials and, concerns expressed. At that point, a plan of action to sometimes by wind. resolve the problem should be requested. • There are also many mechanical ventilation devices, The simplest approach to lowering pollutant levels in indoor used to exhaust inside air and bring outside air into environments, is to dilute their concentration levels with a building. additional fresh air. Since most residential HVAC systems don’t include means to bring in outside air, that can be • Intermittent fans, like range hoods and bathroom done by opening windows, operating window or attic fans, fans, periodically remove air from a single room or running window AC units with the vent control all the upon demand. way open. Running exhaust fans will also decrease pollutant levels by exhausting air containing them. This happens, • HVAC systems use ducts and fans to continuously while simultaneously lowering the air pressure inside and exchange stale inside air for fresh, filtered, and increasing the rate of outside air infiltration. conditioned outside air. There are two things that must be kept in mind when • Apartments that have few windows and open to introducing outside air, to solve an air quality issue. Unless interior hallways, often depend almost entirely on it happens to be the same temperature as the desired mechanical systems for ventilation. inside environment, an additional cost will be incurred • It must be understood, that all outside air carries to heat or cool that outside air. Moreover, and of more humidity in with it, that must somehow be concern to the primary subject of this work, that outside addressed. air will also bring its inherent water vapor, its humidity inside. Once inside, that moisture must also be addressed. The rate at which all indoor air is completely replaced by an equal amount of outside air, is known as the air Addressing Moisture Problems in Various Building exchange rate. When there is little air exchange, because Systems of tight construction and undersized, or missing, fans and other ventilation devices, the air exchange rate is low. Those tasked with maintaining buildings, from tradesmen When this happens, levels of indoor pollutants tend to rise. who work on components to facility managers, inherit If there is a pollutant source present, higher concentrations both the good and bad characteristics of structures, from build up over time, when they are not being exhausted, those who designed them. The maintenance staff will and there is insufficient fresh air to dilute them. be the ones who will deal with excess moisture. Their maintenance concerns regarding moisture intrusion, Sources of such indoor pollution are varied. They include

WI CONTRACTORS That Dangerous Damp | 43 will fall into primary categories of; site drainage systems, during the inspection; documentation of problems and foundation integrity, wall integrity, roof and ceiling responses, and the possible development of operations assemblies, plumbing systems, and HVAC system plans and maintenance schedules. maintenance. Each of these areas of concern are addressed The first step, the inspection step, can be simplified, using in more detail below. a troubleshooting guide for indoor water issues. One Maintenance of each area of concern will involve; regular example is included below. inspections; lubrication, cleaning and repairs prescribed

SYMPTOMS PROBLEMS POSSIBLE CAUSES OF MOISTURE PROBLEMS DESIGN CONSTRUCTION O&M Mold growth Leakage through Missing or Missing flashing or Ground near the foundation the envelope, due poorly designed building wrap settled to rainwater or components groundwater control Surfaces slope inward Damaged rooftop curb to building flashing Below grade drainage Shingles missing or roofing systems are damaged damaged HVAC system not AC equipment Humidity sensors Chilled water set-point too removing humidity oversized improperly wired warm AC equipment Economizer set-point allows not designed humid air to enter for adequate dehumidification AC running continuously Condensation inside Improper condensate Cooling coils have not been HVAC system, due to drain design cleaned dirt on surfaces HVAC system Drain pan is clogged surfaces insulated, or hard to clean Wet materials were Moisture sensitive Flooring was placed Penetrations created, during installed in building materials are in on slab while still maintenance or installation assemblies contact with porous damp of equipment, were left materials, exposed to unsealed water No vapor emissions test was done on slab Maximum moisture content or emissions of materials was not specified Peeling paint Rain or ground water Missing or Missing flashing or Ground near the foundation intrusion into the poorly designed building wrap settled Wood decay building components Surfaces slope inward Damaged rooftop curb Corrosion to building flashing Below grade drainage Shingles missing or roofing is damaged damaged Plumbing leaks / Poor design Water lines located Defective pipe joints Failure to inspect and repair spills in places subject to plumbing problems Poor installation freezing Accidental pipe penetration, by a Poor operations or Poorly designed fastener maintenance drain or shower pans Water has reached Capillary action Moisture barriers Moisture barrier not materials intolerant drew it in through were not specified in installed to moisture porous materials design Drainage barrier Drainage layer below slab was not beneath slab was left installed out of design

44 | That Dangerous Damp WI CONTRACTORS Condensation Warm, moist outside Air barrier was left Unintended gaps Access holes were not resealed air enters building out of design in envelope were after they were created through cracks and created during poor holes, during hot No positive pressure construction HVAC system changes created humid weather building operation an unintended positive was specified Air barrier installed pressure inside Warm, moist inside correctly, but holes air leaves building Air barrier was left cut through it for Unintentional vapor barriers through cracks and out of design wires and pipes were added after construction on other side holes, during cold Attic assembly air dry weather Unintentional vapor barrier was too hard barriers were installed Exhaust fan has a broken belt to install Vapor barriers on on other side, like Exhaust ducts or grilles are outside walls were Building is not vinyl wall cover, clogged installed wrong operating at a blackboards, mirrors, etc. Moisture sources positive pressure, not vented or poorly while it is cold There are leaks in vented outside exhaust ducts Vapor barriers were Exhaust systems are called for on both poorly balanced sides of an assembly Exhaust dampers are Vapor barrier was closed specified on the wrong side of assembly Design of HVAC system overlooked venting moisture sources Insufficient ventilation was specified Delamination Wet materials Moisture sensitive Flooring was placed were installed materials are in on slab while still Improper curing in the buildings contact with porous damp assemblies materials, exposed No vapor emissions to water test was done on Maximum slab moisture content or emissions of materials was not specified

• Problems occur when design intent is not met, This troubleshooting guide is just an example of what is because other equipment, besides that which was possible. Numerous other problems and problem sources specified, is substituted for budgetary reasons. exist, which can be added to such an organizational aid. The best charts, are those which are customized by • Air leaking through exterior envelopes, may be maintenance personnel assigned to each building. Because entering through holes created by tradesmen or each building has its own peculiar flaws. maintenance personnel, but it could also be caused by changes in control sequences of fans and exhaust With or without such a chart, the following items systems. should be considered during routine inspections of each major building system, each line of defense • Large sources of humidity indoors, like pools, against water intrusion. saunas, and large showers, will aggravate problems with interior condensation.

WI CONTRACTORS That Dangerous Damp | 45 exam questions... Maintaining Site Drainage 12. The ______is the rate at which all indoor air, If drainage systems on site, meant to channel water is completely replaced by an equal amount of away from the structure, are not maintained, heavy outside air. rain or snow melt can cause unexpected flooding, a. ARF (Air Replacement Factor) with subsequent property damage. To prevent this, b. Diffusion Factor maintenance plans should be put in place to inspect c. Infiltration Gain (IG) and maintain site drainage. The runoff from impervious d. Air Exchange Rate surfaces, like walks, parking areas, and roofs, should be diverted to swales designed to carry it away. Care should 13. The main concept of a rain screen is the creation be taken, that future modifications to the site do not of ______separate planes. disrupt, destroy, or overload the designed and properly a. two working site drainage systems. b. three A preventive maintenance plan for site drainage c. four systems, should be created to insure they serve, and d. several continue to serve, the purpose for which they were created. It should include a written overview of the 14. Air can move in and out of buildings by which intended operation of the drainage system. A frequency of the following means? of inspection should be specified for each site system, a. infiltration as well as key items to be observed and verified. b. natural ventilation Maintenance activities necessary to keep each system c. mechanical ventilation. working, like the removal of leaves and debris from d. all of the above inlets, should be specified. Maintenance agreements, pertinent to any site drainage systems, should be 15. According to the Trouble Shooting Guide, if included in the manual, along with contact information you are seeing peeling paint, wood decay, or for each contractor or tradesman liable to be involved. corrosion, the problem is likely to be caused by which of the following? A preventive maintenance plan should be created to a. Wet materials were installed in building cover maintenance of impervious surfaces. Make sure the assemblies design intent is clear, for how each surface is intended b. Rain or ground water intrusion into the to drain. Create an inspection checklist to verify design building intent is being met, and that runoff is making its way c. Moisture sources not vented or poorly vented into a drainage system to be carried away. Develop clear d. Vapor barriers on outside walls were installed instructions to be given to workers, so plowed snow is not wrong placed in areas that will interfere with drainage, or wind up piled against the building. Lawn care workers should 16. According to the Trouble Shooting Guide, if you be informed of drainage systems and their work done, are seeing delamination or improper curing, the so they do not damage or obstruct components of the problem is likely to be cause by which of the system, or its proper operation. Lawn care workers are also following? an excellent source of real time information, concerning a. Wet materials were installed in the buildings how drainage really occurs on site. assemblies Care should be taken to prevent further site modifications b. Vapor barriers on outside walls were installed from damaging designed drainage systems. Verify wrong beforehand that additional paved surfaces, even those c. Condensation inside HVAC system, due to dirt topped with gravel, will not overburden existing drainage on surfaces or water infiltration capacities. Those who maintain the d. Leakage through the envelope, due to rainwater site drainage systems, should be included during the or groundwater control planning of any additional impervious surfaces on site. 17. Regarding moisture intrusion, maintenance of In all these efforts to maintain site drainage systems, each area of concern will involve which of the records of problems and corrections should be kept. following? Photographic records of site conditions, will become a. regular inspections valuable in establishing changes in site conditions, b. lubrication, cleaning and repairs occurring over time. c. documentation of problems and responses d. all of the above Maintaining Foundations Building foundations, besides supporting the structure above, are intended to prevent the intrusion of rainwater and snowmelt into spaces below occupied levels. But these seeming impregnable portions of the building, are

46 | That Dangerous Damp WI CONTRACTORS existing drainage or water infiltration capacities. Those who maintain the site drainage systems, should be included during the planning of any additional impervious surfaces on site.

In all these efforts to maintain site drainage systems, records of problems and corrections should be kept. Photographic records of site conditions, will become valuable in establishing changes in site conditions, occurring over time. very vulnerable to attack from ground water, plumbing or wicking through foundation walls, will often leave Maintaining Foundations leaks, and condensation. Since these areas are not usually evidence of stains, damp surfaces, efflorescence, peeling occupied, periodic inspections are especially critical to paint, or surface mold. Musty odors are an olfactory find and correct developing problems. This will reduce warning sign of mold or rot. Check wood materials in Building foundations, besides supportingrisk of serious the damage structure to foundations, above, are sometimes intended to preventfoundation the intrusion areas for swelling, of warp or mold. Test and rainwater and snowmelt into spacesoccurring below when occupied issues develop, levels but. But remain these unresolved seeming impregnablerecord the relative portions humidity of and temperature in the for a significant length of time. Tying back into the enclosed foundation space. Check for any delamination of the building, are very vulnerableprevious to attack subject, from one ground obvious water, precaution plumbing to take, is leaks, to andapplied condensation. finish materials, Since such as flooring. Finally, look for these areas are not usually occupied,ensure periodic that site drainage inspections systems are always especially divert water critical away tocondensation find and correct occurring on pipes and other hard surfaces. from the foundation. Periodic inspections to verify this developing problems. This will reduce risk of serious damage to foundations, sometimesMaintaining occurring Walls when issues develop, but remain unresolvedshould be for scheduled a significant and conducted. length Maintenanceof time. Tying of the back into the previous foundations, should be periodically conducted as well. A If interior and exterior walls are not routinely inspected, subject, one obvious precaution checklistto take, and is towork ensure order systemthat site are drainageuseful tools systems for this. alwaysfailures divert in their water integrity away can lead to invading moisture from the foundation. Periodic inspectionsVisual inspections to verify on the this exterior, should can bedetermine scheduled whether an d conductedremaining unnoticed. Maintenance and not being repaired. Resulting of the foundations, should be periodicallydrainage systems conducted are properly as well.diverting A checklistwater away and workproblems order willsystem include are expensive building repairs and useful tools for this. from foundations. Soil settlement, or pooled water near potential health problems for inhabitants. It therefore the building, indicates a reason for concern. Roof drain becomes important to create and carry out routine leaders should all be in place and secured. New cracks in inspection of walls, to detect moisture intrusion before Visual inspections on the exteriorfoundation, can determine walls are indicators whether of drainage settlement, systems often due are to properlyserious problems diverting result. water Walls must also be routinely the presence of water below that footing. Verify that walks maintained, to make sure they fulfill their intended away from foundations. Soil settlement, or pooled water near the building, indicatepurposes a reason of separating for concern. inside atmospheres from outside. Roof drain leaders should all be andin placeimpervious and surfaces,secured adjacent. New cracksto the building, in foundation are walls are indicators of still sloped and shedding water away from the structure. Inspections can pinpoint problems, before they become settlement, often due to the presenceNewly ofplanted water or belowsprouted that trees footing near drain. Verify lines, should that walkscatastrophes. and impervious A record should be made of wall types, surfaces, adjacent to the buildingbe, arepruned still or slopedentirely removedand shedding before their water roots away can from themaintenance structure. procedures, Newly contact information for planted or sprouted trees near draindemolish lines or, shouldclog the drains.be pruned Exterior or hoses entirely and irrigationremoved beforepertinent their contractors, roots can and a record of inspections that systems should be inspected and tested for leakage. have been conducted. A checklist should be used for demolish or clog the drains. ExteriorFinally, hoses inspections and irrigationright after, or systems during, heavy should rain be or inspectedproper andevaluation tested of for each type of wall assembly. Problems leakage. Finally, inspections rightperiods after, of orrapidly during melting, heavy snow, rain are always or periods valuable of to rapidly should melting be marked snow, on are record copies of the exterior always valuable to visually determinevisually ifdetermine water does if water indeed does indeed move move away away from from foundations elevations, as as intended.problems are discovered. Special attention foundations as intended. should be paid to copings, flashings, counter flashings, and the integrity of masonry walls. Photographic records should be included with details, of how each discovered problem was corrected. Maintenance of walls includes both repairs, and ongoing periodic, visual inspections. This is especially important following heavy rains, preferably in every season, since outside temperatures can affect the performance of envelope components. Interior walls and ceilings should be checked for telltale signs of water damage. Any visible evidence of moisture, cracking, or movement should be noted. Masonry walls should be searched for cracked or spalled units, and deteriorated mortar. Mold and algae growths are sure indicators of the nearby presence of moisture. Remember that ivy and other plants, growing on masonry walls, are not only picturesque, but incredibly destructive to mortar joints. Ivy covered walls tend to leak water like a sieve. Periodically open weep holes in masonry with a stiff wire, without damaging the flashing behind them. Inspect caulking at openings and refresh or replace it, where cracked or containing voids. Inspect flashing materials for cracks, rust, open ends, or open SettlingSettling because because drainage drainage systems systems not maintainedmaintained joints. Repair any perceived problems immediately. When done with each inspection and repairs, incorporate Inspections on the interior of foundationsInspections oncan the also interior identify of foundations developing can also problems. thoseAgain, notes, newly and attendant developed photographs, in a record identify developing problems. Again, newly developed logbook being kept for wall maintenance. cracks in foundation walls are indicatorscracks in foundation of moisture walls settlementare indicators below. of moisture Proper operation of sump pumps and internal drain systems shouldsettlement be verified. below. SeepingProper operation, or wicking of sump through pumps foundation walls, will often and internal drain systems should be verified. Seeping,

WI CONTRACTORS That20 Dangerous Damp | 47 leave evidence of stains, damp surfaces, efflorescence, peeling paint, or surface mold. Musty odors are an olfactory warning sign of mold or rot. Check wood materials in foundation areas for swelling, warp or mold. Test and record the relative humidity and temperature in the enclosed foundation space. Check for any delamination of applied finish materials, such as flooring. Finally, look for condensation occurring on pipes and other hard surfaces.

Maintaining Walls

If interior and exterior walls are not routinely inspected, failures in their integrity can lead to invading moisture remaining unnoticed and not being repaired. Resulting problems will include expensive building repairs and potential health problems for inhabitants. It therefore becomes important to create and carry out routine inspection of walls, to detect moisture intrusion before serious problems result. Walls must also be routinely maintained, to make sure they fulfill their intended purpose of separating inside atmospheres from outside.

Inspections can pinpoint problems, before they become catastrophes. A record should be made of wall types, maintenance procedures, contact information for pertinent contractors, and a record of inspections that have been conducted. A checklist should be used for proper evaluation of each type of wall assembly. Problems should be marked on record copies of the exterior elevations, as problems are discovered. Special attention should be paid to copings, flashings, counter flashings, and the integrity of masonry walls. Photographic records should be included with details, of how each discovered problem was corrected.

Maintenance of walls includes both repairs, and ongoing periodic, visual inspections. This is especially important following heavy rains, preferably in every season, since outside temperatures can affect the performance of envelope components. Interior walls and ceilings should be checked for telltale signs of water damage. Any visible evidence of moisture, cracking, or movement should be noted. Masonry walls should be searched for cracked or spalled units, and deteriorated mortar. Mold and algae growths are sure indicators of the nearby presence of moisture. Remember that ivy and other plants, growing on masonry walls, are not only picturesque, but incredibly destructive to mortar joints. Ivy covered walls tend to leak water like a sieve. Periodically open weep holes in masonry with a stiff wire, without damaging the flashing behind them. Inspect caulking at openings and refresh or replace it, where cracked or containing voids. Inspect flashing materials for cracks, rust, open ends, or open joints. Repair any perceived problems immediately.

When done with each inspection and repairs, incorporate those notes, and attendant photographs, in a record logbook being kept for wall maintenance.

higher roofs, do not rest these ladders against the gutters. It can damage their sides or loosen them. When on the roof, take care to step on flat portions over structural members, and avoid stepping on side laps or standing seams of metal roofing. While inspecting ceilings and roofs, look for these specific indicators of moisture intrusion. • Check interior walls below them, and the ceilings themselves, for water stains or for structural distress. • If you can easily access the bottom of the roof deck, look for water or insect damage, rust, settling, or other damage. Check the interior face of exterior walls below roofing members, for signs of Roof leak leak affecting affecting the thewall wall below below movement or cracking. • Exterior walls and roof overhangs should be checked Maintaining Roofing and Ceilings for signs of moisture, cracking, or movement. Roof and ceiling assemblies are subject to damage from • Ponding on the ground, adjacent to the building, normal wear, severe weather, building movement, may indicate a blocked 21drainage component. Gutters improper design, poor construction, and inadequate may need to be cleaned or a downspout unstopped. maintenance. It should go without saying, that when • Verify continuity of the roof edge and covering. problems develop at the top, the intruding moisture will Check for loose ends, gaps, metal deterioration, damage all it can successfully invade below. Uncorrected loose or missing fasteners, accumulated debris leaks, coming through the roof system, will impact that indicates ponding, or physical damage to the inhabitant productivity, as well as quickly resulting in roof surface. Pay special attention to flashings and damage to contents and the structural integrity of the counter-flashings. If caulk or roofing tar has been building. The focus in maintaining the weather resistance used for temporary repair, verify that the caulking is of roof to ceiling assemblies, should be on thorough still intact and sealing as intended. maintenance plans involving periodic scheduled inspections, with immediate follow through to fix • Search for spots with soft roof insulation and developing issues and concerns. cracked or discolored walls. The first step in a preventive maintenance plan is to • Look for signs of moisture infiltration, anywhere read and thoroughly understand, manufacturers and surfaces intersect, like curbs, flashing, etc. installation contractor’s, warranty terms and conditions. • Check for missing weather seals on equipment That knowledge is very useful in developing a checklist housings, and for damaged caulking where the and logbook to; observe and evaluate the roof, the curbs supports penetrate roofing. on which equipment is mounted, flashing attached to those curbs and to other surfaces with which the roofing • If deflection of the roof was allowed for in the intersects, drainage patterns on it, and traffic patterns of original design, make sure that roofing and flashing those who must traverse the roof. In the logbook, record can still move independently of one another. roof types, their attendant drainage system components, installing contractor information, manufacturers of • Inspect the seal between caps, flashings and roofing, other systems and components affecting the roof at hips, ridges, and valleys. Ensure there are no integrity, roofing warranty information, and written obstructions blocking water flow at the valley edges. and photographic records of all inspections. A roof • Inspect the drainage systems to make sure fasteners plan should also be included in the logbook, detailing are in place, sealants are still in good repair, nothing all features on the roof like scuttles, HVAC equipment, is missing, and no components are blocked. Use drains, gutters, downspouts, scuppers, vents and roof a snake to verify the open condition of drains angle changes. Copies of that roof plan should be used suspected to be blocked. Do not use water for this. each time, to locate and record, observed problems and If a roof drain is blocked by ice, don’t risk damaging repairs that were executed. the drain by chipping or breaking the ice. The purpose of periodic roof inspections should be to • Inspect masonry weep holes for signs of dripping. determine whether roofs are working as intended, to find signs of weakness, deterioration, or trouble spots, and to • Check for areas on the roof, where ponding may be identify where repairs are needed. Care must be taken occurring, especially near skylights, scuttles, curbs during the inspections, not to create damage. When and other openings. ladders are typically used to inspect steep roofs, or access • Accumulated debris is another indication of

48 | That Dangerous Damp WI CONTRACTORS • If deflection of the roof was allowed for in the original design, make sure that roofing and flashing can still move independently of one another. • Inspect the seal between caps, flashings and roofing, at hips, ridges, and valleys. Ensure there are no obstructions blocking water flow at the valley edges. • Inspect the drainage systemsponding. to make This problemsure fastener must bes addressedare in place, at once, sealants are still in good repair, nothing is missing, and noeven components if it is an underlying are blocked. structural Use issue, a snake because to verifyexam the open questions... condition of drains suspected to be blocked.standing Do water not can use and water will rapidly for this. deteriorate If a roof roof drain 18. is  Whichblocked of the by following ice, don’t would be a reason risk damaging the drain bysurfaces. chipping or breaking the ice. for concern during a visual inspection of the exterior? • Inspect masonry weep holes• Granules for signs in gutters of dripping often indicate. deterioration of the roofing, to which they were once bonded. a. Soil settlement, or • Check for areas on the roof, where ponding may be occurring, especially nearb. pooled skylights, water nearscuttles, the building • On membrane roofs, pay special attention to areas c. both a and b curbs and other openings. between roof trusses and beams, as they are likely d. sloped walkways • Accumulated debris is anotherspots forindication deflection of to ponding.occur. This problem must be addressed at once, 19. ______in gutters often indicate even if it is an underlying • structuralOn membrane issue, roofs, because pay attention standing to joints water can and will rapidly deteriorate deterioration of the roofing, to which they were between two sheets of membrane, and to changes in roof surfaces. once bonded. the angle of the roof, to verify separate plies are still a. Gravel • Granules in gutters often indicateproperly bonded.deteriorat ion of the roofing, to which they were once bonded. b. Granules • On membrane roofs, pay • specialOn built-up attention asphalt roofs,to areas look betweenfor blisters roofcaused trusses by andc. beams,Debris as they are likely spots for deflection toair oroccur. water vapor trapped beneath. Check for cracks d. Moss • On membrane roofs, pay attentionin the membranes, to joints as betweenwell as splits, two ridges, sheets and upliftof membra ne, and to changes in at seams. 20. Flashing materials should be inspected for which the angle of the roof, to verify separate plies are still properly bonded. of the following? • On elastomeric membrane roofs, inspect for open • a. cracks On built-up asphalt roofs, seams,look for shrinkage, blisters backed-out caused fasteners,by air or and water damage vapor trapped beneath. Check b. rust for cracks in the membraneafters, as heavy well winds. as splits, ridges, and uplift at seams. c. open ends or open joints • On elastomeric membrane • On roofs, ballasted inspect roof systems, for open inspect seams, for missing shrinkage, or backed d.- outall offasteners, the above and damage after heavy winds.displaced ballast and insulation boards, beneath the • On ballasted roof systems,roof inspect membrane. for missing or displaced ballast and 21.insulation On built-up boards asphalt, beneath roofs, look for ______caused by air or water vapor trapped beneath. • On adhered roof systems, check for loose the roof membrane. a. blisters membranes, displaced insulation boards and tented • b. rust On adhered roof systems, checkinsulation for fasteners loose membraneand plates. s, displaced insulation boards and tented insulation fasteners and plates. c. blockages • On mechanically attached roof systems, note any d. mold • On mechanically attached cutsroof in systems, the membrane, note displaced any cuts insulation in the membrane,boards displaced insulation boards and tented roof fastenersand tented and roof plate fastenerss. Check and plates. for loose Check flashing, for loose including22. On ______, at curb mounted inspect for missing HVAC units. flashing, including at curb mounted HVAC units. or displaced ballast and insulation boards, beneath the roof membrane. • On asphalt shingle roofs, check the tops of vertical • On asphalt shingle roofs, check the tops of vertical slots between tabs. This a. areaelastomeric is usually membrane the last roofs slots between tabs. This area is usually the last place b. asphalt shingle roofs place on a shingle to dry. Mosson a shingle allowed to dry. to Moss grow allowed on these to grow roofs on these, will keep the roofing damp. Use a c. ballasted roof systems water hose and nozzle to removeroofs, will any keep growth. the roofing Spray damp. downward, Use a water hoseso water is not forced up under d. adhered roof systems the shingle laps. and nozzle to remove any growth. Spray downward, so water is not forced up under the shingle laps. Maintaining Plumbing Systems When plumbing systems are not maintained, flooding of the building, or the buildup of condensation can occur. Unless these normally out of sight, out of mind, plumbing components are inspected regularly, minor leaks in them can foster mold growth and damage to building components. They must be uncovered, inspected and maintained. A manual should be created, establishing a set schedule for review of plumbing systems. These inspections should check piping and other distribution equipment, pumps, valves, fixtures like sinks that use water, water heaters and storage tanks, fire sprinkler systems, drainage system components, and insulation that covers pipes. Deteriorated joints and connections, showing Disaster waiting to happen Disaster waiting to happen evidence of leakage or corrosion, are of special and probably immediate concern. To be also noted, and at

WI CONTRACTORS That Dangerous Damp | 49

23

Maintaining Plumbing Systems

When plumbing systems are not maintained, flooding of the building, or the buildup of condensation can occur. Unless these normally out of sight, out of mind, plumbing components are inspected regularly, minor leaks in them can foster mold growth and damage to building components. They must be uncovered, inspected and maintained.

A manual should be created, establishing a set schedule for review of plumbing systems. These inspections should check piping and other distribution equipment, pumps, valves, fixtures like sinks that use water, water heaters and storage tanks, fire sprinkler systems, drainage system components, and

insulationleast immediately that covers insulated, pipes. Deteriorated are pipes carrying joints water and connectionsthat set routine, showing times for evidence inspection, of and leakage compliance or corrosion,that are are in ofareas special that may and be probab subject lyto immediatefreezing. Or in concern. with To equipment be also manufacturers’ noted, and at recommendations. least immediately At insulated,areas thatare pipeshave suddenly carrying become water subject that are to freezing, in areas that amay minimum, be subject inspections to freezing. of HVAC systemOr in componentsareas that have suddenlybecause become of current subject issues to with freezing, a heating because system. Betterof current should issues be withconducted a heating semi-annually. system. Inspections Better yet, should place yet, place supplemental sources of heat in those areas. If also be conducted, following heavy rains or other events Maintaining Plumbing Systems supplemental sources of heat in those areas. If they are not yet leaking, or have not yet burst, a bullet has they are not yet leaking, or have not yet burst, a bullet that might affect the performance of HVAC systems. been dodged.has been dodged. When plumbing systems are not maintained, flooding of the building, or the buildup of condensation can The maintenance guide / logbook should contain Contact information for professionals, capable of the following. Manufacturers’ warranties, and occur. Unless these normally out of sight, out of mind,Contact plumbingresponding information components to and forcorrecting professionals are aninspected emergency,, capable regularly, should of respondingrecommendations to and correcting for maintenance an emergency of their products,, should also minor leaks in them can foster mold growth and damagebe included toalso building be included in a plumbingcomponents. in a plumbing maintenance They maintenance must logbook. be logbook. As-builtshould plans be inof there. the plumbingContact information systems for should the installers be in uncovered, inspected and maintained. As-built plans of the plumbing systems should be in of the equipment, as well as repair personnel should be there,there, locating locating shut shut-offs-offs and and valves that that control control zones zo nes andincluded. the overall A verifiable plumbing performance systems. goal, setThat during is need design,-to - knowand information the overall plumbingfor at least systems. someone That is on need-to-know staff, at any hourshould of have the procedures day in the in building.place to determine whether A manual should be created, establishing a set schedule forinformation review offor plumbing at least someone systems. on staff, These at any hour of the goal is being met. Records of all HVAC installations, inspections should check piping and other distribution equipment,the day in thepumps, building. valves, fixtures like sinks that as well as repairs to the same are important. Procedures to be followed, upon discovery of a problem, should be part use water, water heaters and storage tanks, fire sprinkler systems, drainage system components, and of the logbook. Future replacement of equipment can be insulation that covers pipes. Deteriorated joints and connections, showing evidence of leakage or scheduled, so budgeting for the same can be included in corrosion, are of special and probably immediate concern. To be also noted, and at least immediately current financial planning. insulated, are pipes carrying water that are in areas that may be subject to freezing. Or in areas that have HVAC components should be inspected to insure they are suddenly become subject to freezing, because of current issues with a heating system. Better yet, place properly supplying, returning, and conditioning air, and supplemental sources of heat in those areas. If they are not yet leaking, or have not yet burst, a bullet has that systems set in place to remove or add humidity to the air, are still properly functioning. Specific HVAC items been dodged. to be routinely inspected are numerous. Nonetheless, they should all be included in a preventive maintenance plan. Contact information for professionals, capable of responding to and correcting an emergency, should also Thermostats should be checked for proper functioning, be included in a plumbing maintenance logbook. As-built plans of the plumbing systems should be in every fall and spring, or when complaints are received, there, locating shut-offs and valves that control zones and the overall plumbing systems. That is need-to- that they don’t seem to be working. If a thermostat is programmable, verify the time is set correctly, including know information for at least someone on staff, at any hour of the day in the building. for AM or PM, and the programming is for hours of Evidence Evidence of leaky ofpipe leaky joints pipe joints occupancy.Mold growth Place a calibratedbecause thermometerof bathtub nextleak to the thermostat in question, but not touching the wall,

Maintaining HVAC Systems to determine if the temperature of the wall surface is affecting the thermostat being inspected. If the thermostat reads more than one degree different than the Inadequately maintained HVAC systems can become unexpectedthermometer, sources there is a ofproblem. water The in buildingthermostat interiors. should If humidity controls fail, more condensation occurs than wasbe cleaned, intended, the mercury or drain switch pans checked begin to overflowing verify it is . level, and holes in the wall for control wires caulked, to Moisture damage will begin, and mold can begin to grow.prevent Preventive air in the wallmaintenance cavity from plansaffecting should readings. be created that set routine times for inspection, and compliance with equipment manufacturers’ Control sequences should all be calibrated. All clocks on recommendations. At a minimum, inspections of HVACa controlledsystem components system should shouldread the same,be conducted and have the semi - annually. Inspections should also be conducted, followingcorrect heavy time rainsand date. or Makeother sure events that equipmentthat might operates affect the performance of HVAC systems. as intended, in accordance with the programming of the control unit. The maintenance guide / logbook should contain the following.Outdoor air Manufacturers intakes should be’ inspected.warranties, Potential and sources of contamination near air intakes, like idling recommendations for maintenance of their products , shouldvehicles, be dumpsters,in there. trash,Contact or decaying information materials, for should the Evidence of leaky pipe joints installersMold of growth growth the equipment, because because of bathtubofas bathtubwell leakas repairleak personnel shouldbe removed be soincluded. odors are Anot verifiable pulled into performancethe building. If goal, set during design, should have procedures in place to determineit is not possible whether to remove the goal them, is it being may be met. necessary Records to of reconfigure and change the intake location. Debris screens Maintaining HVAC Systems Maintaining HVAC Systems behind intakes should be checked to verify they are free of Inadequately maintained HVAC systems can become clogging material, and no insects have nested in them. If 24 Inadequately maintained HVAC systems can become unexpectedunexpected sources sources of of water water in buildingin building interiors. interiors. If If outdoor intakes are near ground level, vegetation should humidity controls fail, more condensation occurs than washumidity intended, controls or drain fail, more pans condensation begin overflowing occurs . be cleared away from them for a distance of at least five Moisture damage will begin, and mold can begin to grow.than Preventive was intended, maintenance or drain pans plans begin should overflowing. be feet. Anyone mowing lawns, should make sure their Moisture damage will begin, and mold can begin to mower discharge is directed away from any air intake, created that set routine times for inspection, and compliancegrow. with Preventive equipment maintenance manufacture plans shouldrs’ be created when they pass it. recommendations. At a minimum, inspections of HVAC system components should be conducted semi- annually. Inspections should also be conducted, following50 heavy| That rains Dangerous or other Damp events that might affect WI CONTRACTORS the performance of HVAC systems.

The maintenance guide / logbook should contain the following. Manufacturers’ warranties, and recommendations for maintenance of their products, should be in there. Contact information for the installers of the equipment, as well as repair personnel should be included. A verifiable performance goal, set during design, should have procedures in place to determine whether the goal is being met. Records of

24

Visually inspect and replace HVAC system filters on a regular scheduled basis. When they become clogged, filters can be sucked out of their frames by the force of the airstream, leaving unfiltered air free to flow around them and enter the indoor environment.

Ductwork should also be inspected on a regular basis. If there is significant particle build-up, or mold is discovered to be present, sheet metal ducts should be cleaned, and contaminated duct liner or insulation replaced. Dented, damaged or disconnected ducts should be repaired or replaced. All seams should be checked, and those which leak, should be resealed with appropriate materials. Dirt and dust buildup around diffusers, is a telltale sign of missing filters or dirty ducts. Even cooling coils should be inspected, to verify there is no mold growth on them, contributing to spores in the airstream.

Return air plenums, when dirt and dust collect above ceilings, can result in a steady supply of particulate being returned to the airstream. Periodically inspect return air plenums for such buildup, but also check for discolored ceiling tiles below return air plenums. Water stained ceiling tiles, can also harbor mold The proper operation of outdoorgrowth air dampers, and contribute should bespores Humidity to the return controls, airstream put in. place as part of an HVAC observed and verified. Trigger controls to force dampers system, should be checked to ensure they are in good to operate and watch to see if dampers really move. working order. Hot humid air pulled in from the Adjustment or lubrication mightHumidity be necessary controls to obtain, put in placeexterior, as part with of noan modificationHVAC system beforehand,, should bewill checked result to ensure they are in good proper operation. Outdoor airworking volumes order. that are Hot entering humid airin pulled condensation in from on the cooler exterior, surfaces with inside. no modification Monitoring beforehand, will result in the system, should be regularlycondensation measured for on compliance cooler surfaces temperature inside. Monitoringand humidity temperature inside the building, and humidity allows inside the building, allows with design intentions. better tracking of humidity sources.better tracking Dehumidification of humidity sources. equipment Dehumidification should be tested , to verify it is in good working order. equipment should be tested, to verify it is in good Cooling coils, pans, and condensate lines should be working order. regularly checked for cleanliness, to proper function. All drain traps should be checked and filled with water whenever needed, to prevent sewer gases from entering back into the building, through floor drains. Ducts downstream from the cooling coil, should be regularly checked for mold growth, resulting from condensation blowing off the coil. If found on sheet metal, the mold should be removed by a specialist. If found in, or on insulated lining, the duct lining will need to be replaced.

Evaporative cooling equipment should be checked for cleanliness, and for evenly distributed wetting across the full face of the pad. Clogged media should be replaced, so supply air is not constricted. That would result in high velocity air flow, pulling water off the media and directing it downstream, into the ductwork. Verify that overflow drains are working, and the media is not in contact with standing water in the sump, when the unit is not operating. Verify that controls are set to prevent the unit from operating, when it is raining outside. Otherwise, CondensationCondensation on airon ductair duct incoming air will be overloaded with humidity. Finally, as above, inspect ductwork downstream from the cooling Making Your Home Weathertight coil for mold growth, and takes steps to remediate it, Making Your Home Weathertight if found. But first, fix the problem that led to excessive moisture being present to supportThere mold is one growth. built-in checklist,There one is easy one built-intype of checklist,inspection one by easy building type of inhabitantsinspection , that is a good determinant as to whether airby quality building inside inhabitants, has been that impaired is a good. Energydeterminant codes as are now being enforced that Visually inspect and replace HVAC system filters on a to whether air quality inside has been impaired. Energy regular scheduled basis. Whenrequire they become weatherization clogged, of buildings,codes are to now reduce being energy enforced being that expendedrequire weatherization for climate control. The ‘tighter’ a filters can be sucked out of theirstructure, frames the by themore force care of theneed sof to buildings, be taken to to reduce minimize energy sources being expended of air pollution for climate fro m inside the building. airstream, leaving unfilteredInhabitants air free to flow must around remain them alert control. to, and The check ‘tighter’ periodically a structure, for, the stuffy more air,care condensationneeds to on cold surfaces, and and enter the indoor environment.other visible indicators of inadequatebe taken toventilation. minimize sources Because of air, although pollution weatherization from inside does not usually contribute to the presence of thepollutants, building. it Inhabitants will keep mustthem remain inside, alert when to, onceand check they would have been diluted Ductwork should also be inspected on a regular basis. If periodically for, stuffy air, condensation on cold surfaces, there is significant particle build-up,or exfiltrated or mold by is natural discovered ventilation. and other visible indicators of inadequate ventilation. to be present, sheet metal ducts should be cleaned, and Because, although weatherization does not usually contaminated duct liner or insulation replaced. Dented, contribute to the presence of pollutants, it will keep damaged or disconnected ducts should be repaired or them inside, when once they would have been diluted or replaced. All seams should be checked, and those which exfiltrated by natural ventilation. leak, should be resealed with appropriate materials. Dirt 26 and dust buildup around diffusers, is a telltale sign of There is a serious health risk, posed by the aggregation of missing filters or dirty ducts. Even cooling coils should different sources of indoor air pollution. Steps have been be inspected, to verify there is no mold growth on them, detailed that most building owners and users can take to contributing to spores in the airstream. minimize this problem. They are found in a safety guide, available from the U.S. Environmental Protection Agency Return air plenums, when dirt and dust collect above (EPA) and the U.S. Consumer Product Safety Commission ceilings, can result in a steady supply of particulate being (CPSC). There is also a section on air quality in offices, returned to the airstream. Periodically inspect return air and what you can do if you suspect your office has an plenums for such buildup, but also check for discolored indoor air quality problem. ceiling tiles below return air plenums. Water stained ceiling tiles, can also harbor mold growth and contribute spores to the return airstream.

WI CONTRACTORS That Dangerous Damp | 51 There is a serious health risk, posed by the aggregation of different sources of indoor air pollution. Steps have been detailed that most building owners and users can take to minimize this problem. They are found in a safety guide, available from the U.S. Environmental Protection Agency (EPA) and the U.S. Consumer Product Safety Commission (CPSC). There is also a section on air quality in offices, and what you can do if you suspect your office has an indoor air quality problem.

DEALING WITH BUILDING DAMAGE FROM MOISTURE

Suppose that despite best efforts to repel it, despite best efforts to keep all lines of defense against moisture intact and working, the water still wins? The signs are unmistakable. Our senses assure us that rot is occurring, materials are decaying, and mold growth is happening before our very eyes. We have unwanted moisture, inside our living, learning, or working environment. How do we best respond, to reclaim what we built, and get it back, free of health risks?

Testing and Remediation of Dampness and Mold exam questions... results representative of actual exposures. What part of the presence of mold and its growth, that building 23. One factor that has influencedThe first the thingdesign to understand,inhabitants is that there react areto problematically, no established isstandard still prettys for much what constitutes acceptable of buildings that are morelevels airtight, of biologicalis agents unknown.in indoor Itair. might Short be- termthe mold air sampling itself, a compound for mold spores, does not tend to yield ______. results representative of actualproduced exposures. by the mold,What bacteria,part of thecompounds presence released of mold and its growth, that building a. American Medical Associationinhabitants guidelines react forto problematically, into the air is when still organicpretty muchmaterials unknown. are broken It might down be the mold itself, a compound design by mold, or something we don’t even know enough to b. Energy code enforcementproduced by the mold, bacteria, compounds released into the air when organic materials are broken down by mold, or something we speculatedon’t even upon. know Visual enough inspections to speculate tend to upon. be far Visualmore inspections tend to be far c. Better a technology for HVAC units reliable than tests, in establishing a correlation between d. Higher humidity levelsmore than inreliable the past than tests, inthe establishing known presence a correlation of mold, between and health the risks known in building presence of mold, and health risks in building inhabitants,inhabitants, who are exhibitingwho are exhibiting symptoms symptoms or voicing or voicing complaints , about the indoor 24. Deteriorated joints and connections,environment. showing complaints, about the indoor environment. evidence of leakage or corrosion, are most likely of ______concern. a. little b. immediate c. no d. some

25. Potential sources of contamination near air intakes include which of the following? a. idling vehicles b. dumpsters c. decaying materials d. all of the above

26. The ‘______’ a structure, the more care needs to be taken to minimize sources of air pollution from inside the building. a. tighter No testing to verify mold, needed here b. looser No testing to verify mold, needed here c. more humid d. smaller We do know steps that should be taken in general, upon the discovery of mold. The water source needs to be isolated and repairs madeWe immediately do know steps, to that prevent should further be taken intrusion. in general, If uponwet materials cannot be dried the discovery of mold. The water source needs to be 27. True or false? Although weatherization does not within 48 hours of exposure,isolated they andneed repairs to be maderemoved. immediately, If visible to moldprevent is furtheridentified, exposure to it by the usually contribute to the presence of pollutants, inhabitants must be minimized,intrusion. until If the wet mold materials can cannotbe safely be driedremoved. within Then 48 some time must be allowed to it will keep them inside. pass, to properly verify thathours mold of growth exposure, has they been need stopped. to be removed. If visible a. True mold is identified, exposure to it by the inhabitants must b. False be minimized, until the mold can be safely removed. Then some time must be allowed to pass, to properly verify that mold growth has been stopped. 27 DEALING WITH BUILDING DAMAGE Those remediation tasks, to be undertaken after FROM MOISTURE discovering mold growth, can be expanded as follows. Suppose that despite best efforts to repel it, despite Testing for Contaminants best efforts to keep all lines of defense against moisture intact and working, the water still wins? The signs are If an area that previously contained mold has been cleaned unmistakable. Our senses assure us that rot is occurring, and bleached, that may have resolved the problem. But materials are decaying, and mold growth is happening should mold reappear, the area continues to smell of mold, before our very eyes. We have unwanted moisture, inside or the inhabitants continue to complain about air quality our living, learning, or working environment. How do we in the space, further steps will need to be taken. best respond, to reclaim what we built, and get it back, The first step if odors persist, or visible mold reappears, free of health risks? is to repeat the cleaning and bleaching process. Materials Testing and Remediation of Dampness and Mold like carpet, that remain wet and exhibit mold growth, cannot be properly cleaned. They will need to be The first thing to understand, is that there are no discarded and replaced. But if complaints continue established standards for what constitutes acceptable afterwards, sampling and inspection should be done levels of biological agents in indoor air. Short-term by a trained remediation specialist, to ensure excessive air sampling for mold spores, does not tend to yield concentrations of microbes are not still present in the

52 | That Dangerous Damp WI CONTRACTORS building. While doing so, appropriate respiratory and personnel protection should be used. Negative pressures may need to be set up in contaminated areas, to prevent spreading microbes to nearby areas during testing and cleaning processes. Inventory Damaged Materials To prevent the growth of mold following incursion by water, certain tasks have been found to be effective. They begin with the necessity of inspecting and inventorying, all water damaged building materials and furnishings. A written and photographic record should be made, for use with insurance claims and other financial and facility records.

This is a quick overview of how different water Water stained ceiling tile damaged building materials, will need remediation in Water Waterstained stained ceiling ceiling tile tile different ways. Contaminated sheetrockA decision will matrix need to for dealingA decisionwith water matrix damaged for dealing ceiling with tile water is below. damaged ceiling be removed and discarded with either few controls,A decision or matrix fortile dealing is below. with water damaged ceiling tile is below. under controlled abatement procedures, depending on the degree of contamination. If ceiling tiles have been damaged by steam, they can be dried and monitored for future mold growth. If damaged by water, ceiling tiles will need to be discarded and replaced. Electrical system components will need to be inspected by a building inspector or electrician. Components that appear to be damaged or have their performance capability compromised, will need to be discarded. Furniture damaged by steam or potable water might be salvageable, but if other types of water damage occurred, it too will need to be discarded. Delaminated furniture will need to be replaced. Hard surfaces, which can include intact laminates and hardwoods, can simply be cleaned. If wood composites like particle board, were subjected only to steam, they can be air dried and monitored for developing Inventory and ResponseInventory to Drywall and Response/ Plaster Damage to Drywall / Plaster Damage problems. If they were damaged by other types of water, they will need to be removed and replaced. IfTime carpet following exposureTime tofollowing water is theexposure primary to factor water in responseis the primary to drywall factor damage in and to the has been wet for less than 48 hours, it can be insulation cleaned, behind it.response If restoration to drywall work can damage begin within and to24 thehours, insulation damp drywall behind and insulation can be disinfected, and monitored for Inventoryfuture problems. andremoved ResponseIf carpet and disposed toit. Drywall Ifof restoration, in a normal / Plaster workfashion. Damagecan If morebegin than within 24 hours 24 hours, has elapsed, damp or there is already mold has remained wet for more than 48 hours, iton will the need sheetrock fromdrywall previous and exposure insulation to water, can thenbe removed controls willand need disposed to be putof, in place to prevent to be removed and replaced. PaperTime files, following if non-essential,restorative exposure work fromto inwater spreadinga normal is the mold fashion. primary spores If factorelsewhere.more than in responseDamaged 24 hours sheetro to has drywall elapsed,ck will damageneed to be and removed to the up should just be discarded. Paper insulationfiles that arebehindto essential, at least it. 12”If if restoration aboveor the there damaged work is already canareas. begin mold withinon the 24sheetrock hours, fromdamp previous drywall and insulation can be they cannot be dried within theremoved first 24 andhours, disposed can be of, inexposure a normal to fashion. water, then If more controls than will 24 needhours to has be putelapsed, in or there is already mold cleaned, frozen, and then copied photographically.A chalky surface can form on wet lathe and plaster, leaching minerals from the wall. Surface material on the sheetrockwhich from is loose previous, will placeneed exposure to to be prevent removed to restorativewater,, and the then remainder work controls from allowed spreadingwill to need dry, before moldto be recoatingput in place the remaining to prevent Far more detailed responses to waterrestorative damage, worksurface in specific from with spreadingan antimicrobialspores mold elsewhere. paint. spores If a Damagedstrong elsewhere. odor sheetrock begins Damaged to develop will sheetroneed in a to plasterck be will wall, need it is damaged,to be removed will up removed up to at least 12” above the damaged areas. areas of loss, are discussed below.to Forat least each 12”category,need above to be a removedthe damaged under controlledareas. circumstances, and replaced. decision matrix is included to use as a reference guide. A chalky surface can form on wet lathe and plaster, There are multiple controlsleaching that minerals can be put from in place, the wall. to contain Surface the materialspread of whichmold spores and their Inventory and Response toA Ceiling chalky Damage surfacedispers canal into form the airstream.on wet lathe Use of and critical plaster, barriers leaching to segregate minerals work areas, from establishing the wall. negative Surface air material is loose, will need to be removed, and the remainder which is loosepressure, will zones need in to work be removedareas, and ,respiratory and the remainderprotection for allowed workers , toare dry, all on before the table. recoating Handwashin theg remaining As a rule, all wet ceiling tiles should be removed and allowed to dry, before recoating the remaining surface discarded, within 24-48 hours ofsurface being damagedwith an antimicrobial by water. with paint. an antimicrobialIf a strong odor paint. begins If a strong to develop odor begins in a plaster to wall, it is damaged, will If the ceiling tile was only damagedneed by to abe small removed steam underleak, controlleddevelop in circumstances a plaster wall, ,it and is damaged, replaced. will need to be and the shape of the tile has not changed, it might be removed under controlled circumstances, and replaced. 29 possible to air dry and reuse that specific tile. There are multiple controls thatThere can are be multiple put in place,controls to that contain can be the put spread in place, of mold to spores and their dispersal into the airstream. containUse of criticalthe spread barriers of mold to sporessegregate and worktheir dispersalareas, establishing into negative air pressure zones in work areasthe, and airstream. respiratory Use ofprotection critical barriers for workers to segregate, are all work on the table. Handwashing areas, establishing negative air pressure zones in work areas, and respiratory protection for workers, are all on the table. Handwashing while working, and showering 29 WI CONTRACTORS That Dangerous Damp | 53 while working, and showering afterwards, are recommended procedures for working with water damaged materials.

Hard surfaces that do not absorb water, can be cleaned with detergent, followed by a rinse with a bleach solution. Another rinse with clean water is not recommended, since the idea is to allow the bleach to remain on the surface and inhibit further growth. The bleach solution should not be allowed to contact metals, like those in fasteners, because the chlorine content will cause metals to rust. Bleach should only be used in a well-ventilated area, and bleach solutions should never be used in conjunction with any other cleaning solutions., especially ammonia. Potentially deadly, poisonous vapors will result. Once cleaning is complete, heaters, dryers, or fans, or a combination thereof, should be used to finish the job and eliminate any remaining moisture.

Water stains on drywall Mold on drywall

afterwards, are recommended procedures for working with whilewater working damaged, and materials. showering afterwards, are recommended procedures for working with water damaged materials.Hard surfaces that do not absorb water, can be cleaned with detergent, followed by a rinse with a bleach solution. Another rinse with clean water is not recommended, since Hard thesurfaces idea is thatto allow do notthe bleachabsorb to water, remain can on thebe surfacecleaned with detergent, followed by a rinse with a bleach solution.and inhibitAnother further rinse growth. with clean The bleach water solution is not recommended,should since the idea is to allow the bleach to remainnot on be the allowed surface to contact and inhibit metals, further like those growth. in fasteners, The bleach solution should not be allowed to contact metals,because like thosethe chlorine in fasteners, content becausewill cause themetals chlorine to rust. content will cause metals to rust. Bleach should only Bleach should only be used in a well-ventilated area, and be used in a well-ventilated area, and bleach solutions should never be used in conjunction with any other bleach solutions should never be used in conjunction Mold on the back side of drywall cleaningwith solutions., any other cleaning especially solutions., ammonia. especially Potentially ammonia. deadly , poisonous vapors will result. Once cleaning Potentially deadly, Mold poisonous inside vapors a wall will cavity result. Once Mold on the back side of drywall is complete, heaters, dryers, or fans, or a combination thereof,A decision should matrix be used for dealing to finish with the water job damaged and drywall cleaning is complete, heaters, dryers, or fans, or a eliminate any remaining moisture. or plaster is below. while working, and showering afterwards, are recommendedwhile combination working procedures, Aand thereof,decision showering forshould matrix working afterwards be for used dealing with to finish, arewater with recommended the damagedwater job and damaged procedures drywall foror plasterworking is withbelow. water damaged materials.eliminate any remaining moisture. materials.

Hard surfaces that do not absorb water, can be cleanedHard surfaces with detergent, that do not followed absorb bywater, a rinse can with be cleaned a bleach with detergent, followed by a rinse with a bleach solution. Another rinse with clean water is not recommended,solution. Another since rinse the withidea isclean to allow water the is not bleach recommended, to since the idea is to allow the bleach to remain on the surface and inhibit further growth.remain The bleach on the solution surface should and inhibit not befurther allowed growth. to contact The bleach solution should not be allowed to contact metals, like those in fasteners, because the chlorinemetals, content like will those cause in fasteners, metals to because rust. Bleach the chlorine should content only will cause metals to rust. Bleach should only be used in a well-ventilated area, and bleach solutionsbe used should in a well never-ventilated be used areain conjunction, and bleach with solutions any other should never be used in conjunction with any other cleaning solutions., especially ammonia. Potentiallycleaning deadly solutions.,, poisonous especially vapors ammonia.will result. P Onceotentially cleaning deadly , poisonous vapors will result. Once cleaning is complete, heaters, dryers, or fans, or a combinationis complete, thereof, heaters, should dr beyer useds, or to fans, finish or thea combination job and thereof, should be used to finish the job and eliminate any remaining moisture. eliminate any remaining moisture.

WaterWater stains stains on on drywall drywall Mold on drywall

30 Inventory andInventory Response to Carpet and ResponseDamage to Carpet Damage

Time followingTime water following exposure, and water the source exposure, of water that and caused the thesource problem, of bothwater factor in how carpet damage is remediated. that caused the problem, both factor in how carpet If the carpet hasdamage been contaminated is remediated. with water containing sewage backup, treatment will depend on the size of the affected area. Large damaged areas of carpet will need to be removed, the floor disinfected with bleach andIf water,the carpet thoroughly has dried, been and contaminated new carpet installed with. If the water area is small, the water should be extracted, the carpet in that area cleaned with bleach and water, that solution extracted, and the area thoroughly dried.containing If odors, or sewageany other visiblebackup, problems treatment manifest, will the carpet depend will still on need the to be removed and replaced. size of the affected area. Large damaged areas of carpet

Carpet that haswill become need wet to because be removed, of ground water, the floorroof, steam disinfected systems or potablewith waterbleach system leaks, is treated in varyingand water, fashions, thoroughly based on whet herdried, treatment and can new commence carpet, before installed. or after If48 hours has Water stains on drywall elapsed Mold since theon leak drywallarea occurred is small, . the water should be extracted, the carpet Mold on drywall Water stains on drywall Mold on drywall in that area cleaned with bleach and water, that solution If carpet has been wet (with no sewage back-up involved) for less than 48 hours, the carpet can most likely be saved.extracted, Get everything and off the the carpetarea , thoroughlythen use wet vacuums dried. to If extract odors, as much or any water as possible. Afterwards, shampooother visiblethe carpet problems. Then rewet themanifest, carpet with the a bleach carpet solution, will preferablystill need not a solution containing biocides, since people can have reactions to those as well as microbes. Steam cleaning, using water heated aboveto be the removed boiling point, and can replaced. be used in lieu of treatment with a bleach solution. Extract Mold inside a wall cavity Moldexcess on water.the backThen, w sideithin 12 of-24 hoursdrywall of treatment, carpet should be dried with dehumidifiers, dryers, and exhaust fans.Carpet that has become wet because of ground water,

A decision matrix for dealing with water damagedIf drywallcarpet has beenroof, or wet plaster steam (with no systems issewage below. involved) or potable for more water than 48system hours, salvagingleaks, is it will largely depend on the season.treated If damaged in occurred varying in thefashions, winter, the based previous only describedwhether protocol treatment can likely be used to salvage the carpet.can Ifcommence, damaged in the before summer, or if theafter area 48 invol hoursved is nothas in elapsed an air-conditioned since space, and dehumidifiers were not immediately available and put into use, the best option will be to remove and the leak occurred.

If carpet has been wet (with no sewage back-up involved) 31 for less than 48 hours, the carpet can most likely be saved. Get everything off the carpet, then use wet vacuums to extract as much water as possible. Afterwards, shampoo the carpet. Then rewet the carpet with a bleach solution, Mold insideinside aa wallwall cavitycavity Mold on the backpreferably side of not drywall a solution containing biocides, since Mold inside a wall cavity Mold on the back side of drywall people can have reactions to those as well as microbes. A decision54 | matrixThat Dangerous for dealing Damp with water damaged drywall or plaster is below. WI CONTRACTORS A decision matrix for dealing with water damaged drywall or plaster is below.

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Steam cleaning, using water heated above the boiling exam questions... point, can be used in lieu of treatment with a bleach solution. Extract excess water. Then, within 12-24 hours 28. The water source needs to be isolated and repairs of treatment, carpet should be dried with dehumidifiers, made immediately, to prevent further intrusion. dryers, and exhaust fans. If wet materials cannot be dried within ______hours of exposure, they need to be removed. If carpet has been wet (with no sewage involved) for more a. 24 than 48 hours, salvaging it will largely depend on the b. 48 season. If damaged occurred in the winter, the previously c. 72 described protocol can likely be used to salvage the carpet. d. 96 If damaged in the summer, if the area involved is not in 29. True or false? If ceiling tiles have been damaged an air-conditioned space, and dehumidifiers were not by steam, they must be discarded and replaced. replace the carpet. The problem necessitatingimmediately that available solution and put, is intothe use,combination the best option of heat and humidity that a. True will encourage rapid mold growth. will be to remove and replace the carpet. The problem b. False necessitating that solution, is the combination of heat Following initial treatment of wet carpetand humidityto save thatit, should will encourage visible rapid mold mold reappear, growth. or an30. odor Paper become files that are essential, if they cannot be dried within the first ______hours, apparent, the cleaning and drying processFollowing should initial be treatment repeated of wet only carpet once. to save Afterwards, it, should it is canadvisable be cleaned, to frozen, and then copied have expert testing done in the area, tovisible confirm mold reappear,success or in an eliminating odor become apparent, concentrations the of mold.photographically. If such cleaning and drying process should be repeated only once. mold is still present, it will be necessary to remove and replace that carpet. As before, whena. 72 damaged replace the carpet.Afterwards, The problem necessitatingit is advisable that solutionto have, is expert the combination testing doneof heat inand humidity thatb. 96 carpet is being removed andwill replaced, encourage rapidthe multiple mold area, growth. to confirm controls success should in eliminating be put inconcentrations place, to contain the spread of c. 24 mold spores and their dispersionFollowing intoinitial oftreatmentthe mold. airstream. of If wet such carpet mold to save is stillit, should present, visible it mold will reappear, be necessary or an odor to become d. 48 apparent, the cleaningremove and dryingand replace process shouldthat carpet.be repeated As onlybefore, once. when Afterwards, damaged it is advisable to have expert testingcarpet done in is the being area, removedto confirm successand replaced, in eliminating multiple concentrations controls of mold. If such31. If a ceiling tile has been damaged by water mold is still present,should it will be be necessaryput in place, to remove to contain and replace the that spread carpet. ofAs moldbefore, when damaged contaminated with sewage, which of the carpet is being removedspores and and replaced, their dispersionmultiple controls into should the airstream.be put in place, to contain the spread offollowing steps should be taken first? mold spores and their dispersion into the airstream. a. Remove and discard under controlled conditions b. Air dry and reuse c. Remove and discard with no controls d. None of the above 32. If carpet has remained wet for more than ______hours, it will need to be removed and replaced. a. 96 b. 72 c. 48 d. 24

Drying carpet 33. Damaged sheetrock needs to be removed up to at Drying carpet A decision matrix for dealing with water damaged carpet is below. least ______above the damaged areas. DryingA decision carpet matrix for dealing with water damaged carpet a. 6 inches

is below. b. 12 inches c. 18 inches A decision matrix for dealing with water damaged carpet is below. d. 24 inches 34. If drywall has been damaged by steam, which of the following steps should be taken? a. Dry/ventilate, reuse, and monitor

b. Dry/ventilate then test for microbial growth c. Remove and discard under controlled conditions d. Remove and discard with minimum controls 35. True or false? Following initial treatment of wet carpet to save it, should visible mold reappear, or an odor become apparent, the cleaning and drying process should be repeated only once. a. True b. False

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A decision matrix for dealing with water damaged 36. According to the Damaged Carpet Decision furniture is below. Matrix, if carpet has been damaged by potable water for over 24 hours in the summer, which of the following steps should be taken? a. Remove and discard under controlled conditions b. Clean and disinfect c. Remove and discard with minimum controls d. Air dry and reuse

Inventory and Response to Electric Systems Damage Time passage, after exposure to water, is not a factor when evaluating components of electrical systems that became wet. All such wiring, fixtures, and outlets can be considered shock hazards, until they have been checked Inventory and Response to Paper / Records Damage and cleared by a qualified inspector or electrician. Until TheInventory primary factor for andevaluating Response paper records, that to have Paper been subjected / Records to water, will Damage be whether the then, power to that area should be cut off, also by a records are essential. If not, they should be discarded. If essential, they should be moved to an area where qualified electrician, since the panel may also present a theyThe can be primary dried, photocopied, factor and for then evaluating discarded. If large paper amounts records,of essential p thataperwork have cannot be dried immediately, they can be temporarily frozen in small batches, until they can be thawed, dried, Inventory and Responsehazard to Electricof shock. Systems Any Damagebreakers or fuses that became wet, photocopied,been subjected and then discarded. to water, If paperwork will was be damaged whether by steam, the it can records be dried and are monitored , should automatically be replaced. Switches and outlets untilessential. it is apparent thereIf not, will be they no mold should growth. If be mold discarded. appears, those recordsIf essential, should also be discarded.

Time passage, after exposuremight be to watersalvageable, is not a factoronce when dried, evaluating but should components any doubt of electrical A systems decisionthey matrix should for dealing be moved with water todamaged an area paper recordswhere is below. they can be dried, that became wet. Allexist, such wiring, replace fixtures, those and as outlets well. canAnything be considered like motors,shock hazards fixtures,, until they photocopied, have and then discarded. If large amounts of been checked and cleared by a qualified inspector or electrician. Until then, power to that area should be cut off, also by a qualifiedetc. that electrician, became since wet, the shouldpanel may be also opened, present aair hazard dried, of shock. and Any breakersessential or paperwork cannot be dried immediately, they fuses that became wetinspected, should automatically by a qualified be replaced. inspector Switches or andelectrician, outlets might before be salvageable can once be temporarily frozen in small batches, until they dried, but should anybeing doubt exist,reassembled replace those and as putwell. back Anything into like service. motors, fixtures, etc. that becamecan be thawed, dried, photocopied, and then discarded. wet, should be opened, air dried, and inspected by a qualified inspector or electrician, before beingIf paperwork was damaged by steam, it can be dried and A decision matrix for dealing with water damaged reassembled and put back into service. monitored, until it is apparent there will be no mold growth. electrical components is below. If mold appears, those records should also be discarded. A decision matrix for dealing with water damaged electrical components is below. A decision matrix for dealing with water damaged paper records is below.

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Inventory and Response to Furniture Damage Inventory and Response to Furniture Damage The primary factor for evaluating furniture, that has been subjected to water, will be whether it is upholstered. If the waterThe came primary from steamfactor system for evaluating leaks or drinking furniture, water, upholstered that has furniture should be dried within 24 hoursbeen and monitored subjected in theto water,future, for will fungal be whethergrowth or odor.it is upholstered.Anything wet from Inventory other and Response to Paper / Records Damage water sources should be discarded and replaced. Hardwood furniture surfaces can be air dried and cleaned If the water came from steam system leaks or drinking TheSpecific primary factor forInstructions evaluating paper records for, that haveSpecific been subjected Materialsto water, will be whether the with a bleach solution.water, Laminate upholstered furniture, that furniture is delaminating should, should be dried always within be thrown 24 away recordsand are essential. If not, they should be discarded. If essential, they should be moved to an area where replaced. Likewise, furniture made of particle board should be replaced, unless it was because ofthey aAgain, steamcan be dried, for photocopied, use as aand general then discarded. checklist, If large amounts the of essentialfollowing paperwork cannot be leak. Then, if it is stillhours integrally and sound, monitored it should in be the dried, future, cleaned, for and fungal monitored growth for growth or ordried odors. immediately, they can be temporarily frozen in small batches, until they can be thawed, dried, photocopied,recommendations and then discarded. If are paperwork offered was damaged as a bysummary steam, it can beof dried the and monitored, odor. Anything wet from other water sources should be untilinformation it is apparent there willabove. be no mold A cheatgrowth. If sheetmold appears, of sorts, those records on shoulddealing also be withdiscarded. A decision matrix fordiscarded dealing with and water replaced. damaged Hardwoodfurniture is below. furniture surfaces can A decisioncertain matrix water for dealing damaged with water damaged materials, paper records after is below. discovery of water be air dried and cleaned with a bleach solution. Laminate furniture, that is delaminating, should always be thrown intrusion. away and replaced. Likewise, furniture made of particle • Ceiling Tiles: Get rid of them and replace them. board should be replaced, unless it was because of a steam Porous materials cannot really be cleaned. If the leak. Then, if it is still integrally sound, it should be dried, materials were glued on the ceiling or walls, there is cleaned, and monitored for growth or odors. a chance they contain asbestos. A material sample

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should be tested for asbestos, prior to full removal and drying is not completed within 48 hours, the and disposal, to determine if special care should be furniture will likely need to be discarded. Restoration taken in handling damaged tiles. specialists may be able to restore pieces considered very important. If furniture has remained wet for • Carpet and Backing: Relocate everything sitting over 48 hours before the damage is discovered, it on top of it, extract all possible water with a wet needs to be thrown away and replaced. vacuum system, use de-humidifiers to reduce humidity levels in the space, clean the carpet with • Wallboard (Drywall or Gypsum Board): a steam cleaner or a bleach solution, dry it again, If discovered immediate after the event, drywall and use fans to keep air circulating in the space till may be dried in place, if there is no swelling, no everything in it, is once again dry. discoloration, and seams are intact. The baseboard must be removed to properly inspect drywall. It is • Cellulose Insulation: Throw it away, disinfect very rare that drywall can be salvaged like this, using and dry the substrates to which it was attached, a combination of heaters, fans and de-humidifiers, replace it with new insulation but it does happen on occasion. If wallboard cannot • Fiberglass Insulation: Throw it away, disinfect be dried, before 48 have passed after becoming and dry the substrates to which it was attached, and wet, or if more than 24 hours have passed before replace it with new insulation damage discovery, cut the drywall out up to 12” above the highest point of apparent damage. If there • Electrical: All wiring, light fixtures, and electrical is any question as to whether drywall is truly dry, outlets, that have become wet, are shock hazards. a moisture meter can be used to check it. Compare Turn power off in the area.damaged Get a qualified, unsalvageable building drywall,that reading,clean and to an thoroughly area of drywall dry that the was substrate not to which it was attached, inspector or electrician, tothen inspect install all components new drywall. damaged. Discard damaged, unsalvageable drywall, and decide whether they can turn power back on. clean and thoroughly dry the substrate to which it All circuit breakers, GFI’s, and fuses that became wet, was attached, then install new drywall. need to be replaced. All motors and light fixtures, touched by water, need to be opened, allowed to air dry, and then inspected to verify there is no moisture in them, before they are reassembled and turned back on. • Books and Papers: If they are wet and are not essential, just throw them away. Important papers and records should be dried, photocopied, and then discarded. If there are too many such records, to handle in a short time, freeze them in batches in separate plastic bags, and deal with thawing, recording, and then disposing of them, as time becomes available. If wet items have a high sentimental value, there are specialists who can help with their restoration. • Concrete or Cinder Block Surfaces: Pull as much water as possible from inside them and off their Moisture meter surfaces, then use heaters, fans and de-humidifiers to finish drying them as quickly as possible. Moisture • Wood meter Surfaces: Get moisture off the furniture, • Hard Surfaces, Porous Flooring (Linoleum, paneling, or trim immediately. Finish the drying Ceramic Tile, Vinyl):• VacuumWood waterSurfaces: up off Getthese, moisture process off the with furniture gentle heat,, paneling, fans, and or de-humidifiers. trim immediately. Finish the drying wipe them with a damp clothprocess and detergent,with gentle or heat, fans,Be and very de careful-humidifiers. when choosing Be very to expose careful hardwood when choosing to expose a solution containing bleach, and allow them to floors to heat. If they swell under the combination thoroughly dry. Make surehardwood the substrate floors below to heat. If theyof heatswell and under moisture, the thecombination wood will buckle of heat and and moisture, the wood will them, is also completely dry.buckle and destroy itself. Finisheddestroy wood itself. Finishedsurfaces wood can surfacesbe cleaned can be with cleaned a mild detergent and allowed to air dry. Wet panelingwith should a mild detergent be pried and away allowed from to theair dry. wall, Wet so air can circulate behind • Non-Porous, Hard Surfaces (Plastics, Metals): paneling should be pried away from the wall, so air Vacuum water up off these,it, wipethen them reattached with a , once it hascan been circulate thoroughly behind it,dried. then reattached, once it has damp cloth and detergent,• In or all a solutioncases, regardlesscontaining of the materialbeen thoroughly involved dried., the repaired or salvaged products should be bleach, and allow them to thoroughly dry. closely monitored for a while,In all cases, to make regardless sure of no the vis materialible mold involved, growth the appears, and no odor • Upholstered Furniture:emerges, If discovered indicating immediately hidden repaired mold or growth. salvaged products should be closely monitored after the water event, vacuum all water from them for a while, to make sure no visible mold growth appears, with a wet vacuum. Dry them using a combination and no odor emerges, indicating hidden mold growth. of heaters, fans and dehumidifiers. If vacuuming

WI CONTRACTORS That Dangerous Damp | 57 AIR QUALITY CONCERNS

Air Quality in General

It has been well established, that excessive amounts of mold in the air in occupied structures, can be unhealthy for inhabitants. Health related issues, linked to poor air quality, can be largely abated by minimizing our exposure to mold and its contaminants. As indicated above, once mold has secured a foothold, contaminated materials must be cleaned or removed, depending on how porous they might be and how quickly treatment began.

Moreover, the source of moisture that fueled the colony growth must be found and stopped. Otherwise, additional damage will occur to the building, its components, and inhabitants. Inevitably, with a steady supply of moisture, the mold will return. Prolonged hot weather is also conducive to mold growth. This is especially true, when combined with humidity from sources inside the building.

But mold is not the only problematic pollutant, found too often in the airstreams we inhabit.

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to mold and its contaminants. As indicated above, once exam questions... mold has secured a foothold, contaminated materials 37. True or false? Time passage, after exposure must be cleaned or removed, depending on how porous to water, is always a factor when evaluating they might be and how quickly treatment began. components of electrical systems that became wet. Moreover, the source of moisture that fueled the colony a. True growth must be found and stopped. Otherwise, additional b. False damage will occur to the building, its components, and 38. All electrical wiring, fixtures, and outlets are inhabitants. Inevitably, with a steady supply of moisture, considered shock hazards and should be checked the mold will return. Prolonged hot weather is also and cleared by which of the following? conducive to mold growth. This is especially true, when a. a qualified inspector combined with humidity from sources inside the building. b. an electrician But mold is not the only problematic pollutant, found too c. either a or b often in the airstreams we inhabit. d. the home owner Levels of Indoor Air Pollution 39. Upholstered furniture has been damaged by water that came from steam system leaks or The primary cause of indoor air quality problems, are drinking water should be dried within ______sources that tend to release particles or gasses, into the hours and monitored in the future for fungal airstream. The secondary cause, resulting in high levels growth or odor. of such pollution, is inadequate ventilation. Not enough a. 24 outside fresh air is being brought into the building, to b. 48 significantly dilute pollutants in the airstream. While c. 60 not enough polluted air is being removed, to affect the d. 72 balance. With either issue, levels of pollutants tend to slowly rise, with concentrations often increasing during 40. If fiberglass insulation has been damaged by water, hot, humid weather. which of the following steps should be taken? a. Throw it away Pollutant Sources b. Disinfect and dry the substrates to which it was Sources contributing to pollution of air inside our attached buildings, are many and diverse. Building materials like; c. Replace it with new insulation insulation containing asbestos, wet carpet, furniture, and d. All of the above cabinetry made of pressed wood, can release particulate 41. If ______is damaged by water, you into the air. Cleaning products, personal care products, should pull as much water as possible from and product sprays for hobbies, all contribute aerosolized inside them and off their surfaces, then use particles. Combustion equipment, like wood burning heaters, fans and de-humidifiers to finish drying stoves, fireplaces, furnaces, and even cigarettes, release them as quickly as possible. fumes and particles into the airstream. Central HVAC a. Wallboard systems, humidification devices, and associated ductwork b. Books and Papers can harbor bacteria and moisture, and add it to the air c. Concrete or Cinder Block Surfaces they deliver. Radon, pesticides, and other sources of d. Cellulose Insulation outdoor pollution are happy to enter, whenever an open door or window presents an opportunity. 42. If ______are damaged by water, you should vacuum water up off these, wipe How much importance should be placed on any them with a damp cloth and detergent, or a contamination source, depends on the level of pollutants solution containing bleach, and allow them to it contributes, and how dangerous those emissions are to thoroughly dry. human health. Some sources, like an old gas stove that a. Wood Surfaces has not been properly maintained, will emit far more b. Upholstered Furniture pollutants than a newer version. The danger of such c. Non-Porous, Hard Surfaces (Plastics, Metals) sources, can largely be mitigated with replacement or d. Ceiling Tiles much needed maintenance. Also, important in considering pollution sources, is AIR QUALITY CONCERNS whether they contribute to the airstream continuously, Air Quality in General intermittently, or on rare occasion. Automatic air fresheners, decaying or damaged building materials It has been well established, that excessive amounts of and furnishings, and some household products release mold in the air in occupied structures, can be unhealthy contaminants on a continual basis. Smoking, using for inhabitants. Health related issues, linked to poor air unvented heating equipment on demand, using solvents quality, can be largely abated by minimizing our exposure for cleanup of sporadic activities, using pesticides,

58 | That Dangerous Damp WI CONTRACTORS and cleaning products used in the home, all release Indoor air pollution fits well within that last description. sporadically into the air we breathe. Some sources, Research in recent years has documented, that in many like chemicals used to strip furniture, or pine trees cases, the air we breathe inside where we live and work, drying out during holidays, are rarely problems. But if is significantly more contaminated than air outdoors. there is inadequate ventilation, with multiple sources Even in some of our largest cities, known for their contributing, concentrations can rapidly build up in poor air quality. This is because pollutants are far more indoor environments. concentrated indoors, than in the vast quantities of available air outside. Since we spend most of our time We will later touch lightly on other sources of air inside, health risks due to poor air quality, are much contamination. But first, since it is the focus of this work, greater than most people would imagine. we look at indoor pollution related to mold growth. The problem with contaminated airstreams inside Identifying Air Quality Issues buildings, is exacerbated by the fact that those most at Observable changes in health, especially some noted risk from indoor air pollutants, are people who are often earlier, can be very good indicators of problematic indoor inside for the longest periods of time. These groups air pollution. This is especially true, if they manifest include small children, the elderly, the bed-ridden, and immediately after environmental changes. These might the chronically ill, sometimes from respiratory ailments. include moving to another home or work location, treatment of the home or building with pesticides, or Health Issues Related to Indoor Air Quality remodeling or refinishing projects. If you suspect that new There are immediate reactions, as well as long-term effects health issues might be related to an environmental change, of breathing polluted indoor air. Some symptoms do not your doctor or a local health board might be able to help manifest for years. determine, whether you truly do have air quality issues. Some effects show up after just one exposure. Often Another way to ascertain whether recent changes are short-term and easily treated, they can include dizziness, creating health issues, is to try to identify possible sources fatigue, shortness of breath, headaches, and irritation of of air pollution in the new environment. Whether they the eyes, nose, and throat. If the source can be identified, are contributors or not, just awareness that they are the most effective solution is to remove the person from potential sources, is a big step toward improving the the source of the pollutant. But since that is usually where quality of air being breathed. they work, live, or attend school, physical separation is An examination of lifestyle and activities is another way not often practical. to decide, whether a home or work environment has Symptoms of some diseases, already experienced by indoor air issues. It is entirely possible, that the source of suffering building users, are exacerbated by exposure to pollution is the user. Human activities have an inevitable indoor pollutants. Diseases in this class include asthma impact on surrounding environments, indoors and out. and hypersensitivity pneumonitis. One last potential suspect that can quickly be ascertained, Whether there is an immediate reaction to indoor is whether sufficient ventilation is coming in and out pollutants, will depend on factors peculiar to individuals. of the air space. Moisture condensing on walls, smelly Sensitivities to certain chemicals and toxins vary widely or stuffy air, stored books, shoes, and paper items between individuals. Age and pre-existing medical becoming moldy, and HVAC equipment becoming dirty, condition, play a large part in how a body reacts to stress are all indicators of inadequate ventilation. We become put on its respiratory system. Some sensitivities to certain accustomed very quickly, to what our senses detect. To biological pollutants are learned reactions, based on better determine if your environment stinks, step outside repeated exposure. The same thing appears to be true, for long enough to clear the nostrils, then take a deep breath some chemical irritants. upon reentering the air space. Since some symptoms mirror those of cold and flu Concerns about Air Quality viruses, it may be difficult to tell at first, whether indoor pollution is really causing health problems. An accurate Risks to our health are inherent in day-to-day activities, record of when, and how symptoms appeared, tied to in which we all engage. The degree of risk varies, based on external sources and events that may have contributed what we know about hazards we encounter, how prepared pollutants to the airstream, is an invaluable diagnostic we are to lessen the danger involved, and to what extent, tool for health professionals. When symptoms abate upon our safety depends upon our own actions and decisions. leaving a certain place, and resume upon the person’s Flying in planes? That we have little control over, other return, that’s a pretty solid indication of air quality than the decision as whether to participate. But deciding issues. Pollution sources should be sought. If there are to engage in various recreational activities, how we drive sources of high humidity in the building, or there is little our cars, the environmental hazards to which we willingly ventilation, those are two problems that may quickly be subject our bodies? Those are levels of risk we choose. Some addressed to seek relief. we would avoid, if we could so choose, especially if we were well informed about possible consequences of our choices. Other health problems may manifest, only after long

WI CONTRACTORS That Dangerous Damp | 59 periods of time have passed, or with repeated exposure Some organic substances, like wood from the western to a polluted airstream. Some maladies, like COPD, heart red cedar, are known risks for the development of attacks, or cancer are quite deadly or debilitating. asthma. Damp buildings have been shown to worsen the conditions of those already with asthma, and new There is no consensus though, on what periods of research indicates they may trigger its onset. exposure are safe, for which known sources of air quality contaminants. Further research is both necessary and Early diagnosis, and removal from environmental factors ongoing. One thing is certain. If it is possible to improve triggering asthma attacks, can significantly improve the quality of air where we live, work, or breathe, failing symptoms. Barring this as a possibility, identifying and to do so seems to be a foolish choice. eliminating the source of irritants is a good second option, if possible. The third level of defense, is to seek optimal Health Concerns with Dampness medical treatment to keep the asthma under control. We may not know for sure, how much of certain Changes in Indoor Air Quality Attributable to Mold pollutants it takes to have adverse effects in certain people, but some things we do know are health concerns. Many One known irritant, to those already suffering from symptoms are caused or exacerbated by mold and damp. allergic or breathing disorders, is an excessive presence of mold. The chain of events leading to health problems, The most common problem associated with mold, is is the production of dangerous mycotoxins, from mold allergic responses. Inhaling or touching spores can spores, which are produced by mold in the process of provoke a health response in someone who previously propagating itself. Symptoms experienced by people, who exhibited no sensitivity at all to mold. Symptoms tend to react to mold and its byproducts can include; fever, lung include sneezing, stuffiness, a runny nose, red, itchy, or infections, irritation of the eyes, stuffiness, wheezing, and watery eyes, and irritation of the ears, nose, and throat. skin irritation. But in people with known allergies, exposure to mold can also provoke wheezing, coughing, and shortness of As mentioned earlier, many types of mold are found breath. Studies have already linked long-term exposure everywhere in the natural environment. They do not pose to the worsening of pre-existing asthma symptoms. New a health problem, till they appear in our environments studies indicate prolonged exposure to mold, can also in dangerous quantities. Since such excessive growth is cause asthma. almost always fueled by excess moisture, the obvious best way to control mold, is to control moisture feeding it. When lung inflammation occurs in people, whose But after the water issue has been resolved, the mold now immune systems become sensitized to organic dust, it present, will still need to be addressed and removed. is termed hypersensitivity pneumonitis (HP). It can be mistaken for pneumonia, except it does not respond When symptoms begin to manifest in inhabitants, users to treatment with antibiotics. Signs appear within can respond with technology to improve indoor air hours after exposure to mold and can last for 1-3 days. quality. Extra ventilation can be introduced. Better filters Symptoms can include; cough, muscle aches, chills, fever, can be used in the airstream being delivered. Air filtration sweating, excessive fatigue, weight loss, and shortness devices, like those utilizing activated carbon or HEPA of breath. If the problem is work-related, that may only filters, can be added to existing HVAC systems. Mold and become apparent if symptoms wane and resume during asbestos abatement programs can be launched, involving holidays, and upon leaving and returning to work. With significant renovations and alterations to buildings. continued exposure and lung inflammation, scarring and other permanent damage to the lungs may result. HP is All these remedies have varying levels of success in not contagious but is due to a person’s immune system improving indoor air quality. None will do so for long, if reaction to inhaled organisms, whether dead or alive. It a source of moisture that is feeding mold growth, is not has; however, been documented in multiple workers in found and remedied. buildings, that have mold and bacteria contaminated air conditioners. It has also been linked to those working in Air Quality in Schools water damaged buildings, with recurrent leaks and high levels of indoor humidity. The quality of air, found inside of our schools, is of special concern. This might be because their inhabitants are With the asthma form of lung disease, airways become young and vulnerable, stuck inside for long periods of inflamed and spasm in response to a sensitivity, or time, a somewhat captive population, and one that emits irritating exposure. Episodes of shortness of breath, large quantities of humidity, simply by existing. coughing, tightness of chest, and wheezing can ensure. If panic sets in, because of the struggle to breathe, it further There are many reasons for moisture accumulations dangerously restricts the bronchial tubes. This occurs, in schools. Temporary structures are often used for whether exposure is to a generally irritating substance, or educational purposes, one example being temporary one to which the asthma sufferer is already allergic. classrooms. Such utilitarian structures rarely have enough ventilation provided, to properly exhaust the In a fair number of cases, the sickness may have been amount of humidity generated inside them. Precipitation caused or worsened by their workplace environment. making its way into the building, resulting from delayed

60 | That Dangerous Damp WI CONTRACTORS or insufficient school facility maintenance, is a long- exam questions... standing byproduct of community budgetary woes. Some moisture problems are simply the result of updated 43. What is the primary cause of indoor air quality building practices, creating tighter building envelopes, problems? that seal moisture inside, much more efficiently than a. Sources that tend to release particles or gasses, previous, more drafty versions. into the airstream b. Inadequate ventilation Because of, and usually in a combination of these c. Not enough outside fresh air is being brought typical issues, mold growth in school facilities tends to into the building be an ongoing battle. Some simple remedies have been d. Not enough polluted air is being removed from historically used, that go a long way toward resolving that the building problem. 44. Which of the following building materials can One simple approach is to eliminate humidity sources release particulate into the air? usually found in schools, when that possibility exists. For a. insulation containing asbestos example, showers and other areas that generate steam b. wet carpet can be vented directly to the exterior, with exhaust c. cabinetry made of pressed wood fans. Dehumidifiers can be added to HVAC equipment d. all of the above to keep humidity levels down in the 30-60% range. Exhaust fans can be placed over dishwashers, ranges, 45. True or false? Research in recent years has and cleaning sinks in food service areas. Air conditioners documented, that in many cases, the air can be installed, to additional perform as dehumidifiers, we breathe inside where we live and work, especially in areas like gymnasiums, where additional is significantly less contaminated than air body heat is being expelled along with humid breath. outdoors. a. True School buildings need to also be inspected periodically, b. False for telltale signs of moisture, so leaks and spills can quickly be addressed. The smell of mold can usually be 46. True or false? The most common problem traced to a source. Discoloration on ceiling tiles, floors, associated with mold is allergic responses. walls, and window sills, usually has a water leak nearby. a. True Water should not be allowed to stand in AC drip pans, b. False simply because a float switch is jammed or has failed. Bathrooms can regularly be inspected for standing water 47. When lung inflammation occurs in people whose and mold, indicative of plumbing leaks. immune systems become sensitized to organic dust, it is termed ______. Moisture condensation, once spotted, can be addressed. a. bronchitis Insulation or additional layers can be added over b. pneumonia windows, around piping, on exterior walls, or in floors of c. hypersensitivity pneumonitis (HP) unheated spaces. d. HIV When leaks occur, or signs of mold are spotted, a quick 48. To eliminate humidity usually found in schools, response will minimize additional damage. The leak dehumidifiers can be added to HVAC equipment should, of course, immediately be repaired. If leaks and to keep humidity levels down in the ______spills are properly cleaned and dried within 24-48 hours, range. chances are good that mold growth can be prevented. a. 75-100% Absorbent materials will still need to be quickly replaced, b. 50-70% so it is best to keep extra replacements for these in stock, c. 30-60% for quick access. Hard surfaces can easily be cleaned d. 10-15 % and disinfected, to become inhospitable to microbes. Mechanical rooms are a good place to check for such leaks. Floors and carpets should be cleaned immediately, should WHAT TO DO BEFORE MOLD OCCURS there be evidence of moisture problems. If carpet is in a Given what is certainly known about the health effects of location where it becomes necessary to dry it on more mold, its occurrence on stored materials, or on building than one occasion, get rid of the carpet and replace it components, mold is a definite public health hazard. with hard water-resistant flooring. Spots and stains should When discovered, it is subject to enforcement action be removed immediately, in accordance with cleaning or removal by any local Board of Health. Before forced procedures, recommended by the material manufacturer. involvement with regulatory agencies occurs, or expensive They won’t eliminate ongoing damage to school facilities renovations become required, it is far better to take steps from moisture accumulation, but such maintenance to insure mold does not gain a foothold. Prevention is far procedures, once implemented, will surely slow it down. less painful than the cure.

WI CONTRACTORS That Dangerous Damp | 61 There are a few specific areas, that when regularly frames should all be caulked. If possible, there should inspected and maintained, can eliminate most of the be either a storm door attached to the outer frame, with known causes of mold growth and other moisture damage. joints between its frame and the primary frame caulked, weather-stripping to close any gaps between doors Below Grade Space and their frames, or so well fitted, that the largest gap Spaces that exist below grade, especially in buildings used between door and frame is less than 1/16” on the sides by the public, should periodically be inspected to insure and 1/8” on the top and bottom. water is not penetrating through foundations to damage should not be finished or convertedinterior to use. materials. If already This inspection in use, isbelow especially grade important, spaces shouldMaintaining be closed HVAC off Systems to the public, till the source of the leakfollowing can be heavy found rains. and If any eliminated. evidence of waterSuch penetration a remedy mayPlumbing, not evenwaste disposal,be and heating and cooling is discovered, that space should not be finished or systems need to be inspected and maintained, before possible. Even if no leak has not yetconverted manifested, to use. If asalready a precaution, in use, below only grade non-spacesporous smallfinish damage materials to them, should grows to become significant. be specified and used in spaces foundshould below be closed grade. off to the public, till the source of the Frequent inspections should be conducted to find, and leak can be found and eliminated. Such a remedy may not repair leaks, before they foster mold growth in nearby even be possible. Even if no leak has not yet manifested, as building components. a precaution, only non-porous finish materials should be In buildings of all sorts, there is an array of equipment specified and used in spaces found below grade. designed to exhaust moisture from various spaces and

equipment in that building. Examples include; shower exhaust fans, those for restrooms, locker room vents, kitchen vents, and exhaust systems for indoor pools. Such exhaust systems need to vent directly to the exterior and be programmed to operate continuously, so long as water vapor exists in the area being vented. They should most definitely not vent into concealed attic or interstitial wall spaces, either intentionally or accidently, because joints in their ducts have separated. And it is not hard to imagine how fast mold growth will occur, if a ventilation system serving one of these wet areas, is damaged and remains in Water penetrating through foundation walls a state of disrepair, while the space continues to be used. exam questions... WaterGeneral penetrating Building through Condition foundation walls 49. If there is not a storm window or weather-stripping All elements of a building, which might affect the water to fill any spaces between the primary window and tightness of the structure, should be thoroughly inspected. the sashes, the window should be so well fitted that General Building Condition Foundation, floors, walls, doors, windows, caulking, roof, no gaps greater than ______exist between the staircases, porches, chimneys, water removal elements, primary window frame and operable sashes. flashings, and columns that support the structure, fit All elements of a building, which might affect the water tightness of the structure, should a. 1/32” be thoroughly this category. All these elements, and any others that if b. 1/16” inspected. Foundation, floors, walls,damaged doors, or weakened,windows, could caulking, result in unplannedroof, staircases, gaps porches, chimneys, water c. 1/8” in the envelope, should be periodically examined. Holes, removal elements, flashings, and columns that support the structure, fit this category . Alld. 1/2” these elements, and any others that if damaged or cracks,weakened, and loose could places, result even in in the unplanned interior finishes, gaps in the envelope, should be should all be immediately repaired upon discovery. periodically examined. Holes, cracks, and loose places, even in the interior finishes,50. should If there all is notbe a storm door attached to the outer Doors and Windows frame or a-stripping to close any gaps between immediately repaired upon discovery. doors and their frames, the door should be so Windows should be maintained as follows, to maintain well fitted that the largest gap between door their intended resistance to moisture penetration. They and frame is less than ______on the sides and should all open and close without difficulty, with all Doors and Windows ______on the top and bottom. panes of glass intact and thoroughly caulked. Gaps a. 1/16” on the sides and 1/8” on the top and between window frames and exterior walls should be bottom Windows should be maintained ascaulked. follows, If possible, to maintain there should their be intended either a storm resistance to moisture penetration. b. 1/8” on the sides and 1/16” on the top and They should all open and close withoutwindow, difficulty, with caulking with between all panesit and the of primaryglass intact and thoroughlybottom caulked. Gaps between window frames andwindow, exterior weather-stripping walls should to be fill caulked. any spaces If between possible, the there shouldc. 1/32” be on either the sides a and 1/64” on the top and primary window and the sashes, or the window be so well bottom storm window, with caulking betweenfitted, itthat and no thegaps primary greater than window, 1/32” exist weather between- strippingthe tod. fill 1/16” any on spaces the sides and 1/32” on the top and between the primary window and primarythe sashes, window or frame the windowand operable be sashes.so well fitted, that no gapsbottom greater than 1/32” exist between the primary windowExterior doors frame should and be operable maintained sashes. as follows, to 51. True or false? Exhaust systems need to vent directly fulfill their intended resistance to moisture penetration. All doors should open and close without excessive into concealed attic or interstitial wall spaces. Exterior doors should be maintainedeffort, as and follows, all glass to in fulfillthem be their unbroken intended and properly resistance to moisturea. True penetration. b. False All doors should open and close withoutcaulked. Cracksexcessive between effort, the exterior and all walls glass and in door them be unbroken and properly caulked. Cracks between the exterior62 walls| That andDangerous door framesDamp should all be caulked. If possible, there WI CONTRACTORS should be either a storm door attached to the outer frame, with joints between its frame and the primary frame caulked, weather-stripping to close any gaps between doors and their frames, or so well fitted, that the largest gap between door and frame is less than 1/16” on the sides and 1/8” on the top and bottom.

Maintaining HVAC Systems

Plumbing, waste disposal, and heating and cooling systems need to be inspected and maintained, before small damage to them, grows to become significant. Frequent inspections should be conducted to find, and repair leaks, before they foster mold growth in nearby building components.

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• Defective materials, defective installation of DEALING WITH MOLD IN THE AIR STREAM materials, corrosion, or lack of adhesion between But suppose, despite the best prevention programs, incompatible materials, caused gaps to open in the despite periodic inspections, excess humidity finds its way envelope. in, and is followed rapidly by excessive mold growth? It is • An unplanned event, like a plumbing leak or natural in the air stream, and indoor pollution has now become a flood, occurred and subjected the building to problem for the building inhabitants. excessive moisture. Reiteration of Basic Facts • Lastly, some activity of the building user is Mold is found almost everywhere. It can grow on almost introducing excess water into the building envelope. any organic substance it can consume, and many General Prevention Strategy building materials fit that description. It only needs When the presence of mold is confirmed, remediation food, moisture and oxygen to multiply. Mold spores measures should include the following steps at a migrate to damp surfaces indoors, where they attach minimum. These may need to be tweaked somewhat, and begin new colonies. In locations where excessive based on specific conditions on site. If there are questions moisture accumulates on organic surfaces, mold will on procedures, those should be addressed to experts. grow and increase, so long as it remains undiscovered and untreated. The most effective way to control and • Make sure site drainage systems are functioning and inhibit mold growth, is to minimize or eliminate the the ground is sloped away from foundations. source of the moisture on which it thrives. Left alone, • Regularly inspect the building and HVAC systems, mold will eventually consume whatever it is growing on. and make repairs immediately if the problems found Even when mold remains unseen, its presence is usually compromise, or will compromise, the integrity of announced by its characteristic odor, a musty, earthy the envelope. smell. If occupants of a building are experiencing health issues that surface when they are in one location, and • Put equipment in place to maintain indoor humidity abate when they leave it, or if they detect mold by sight between 30-50%, and definitely below 60%. or by smell, they should alert health officials or building • Verify that condensation and drip pans are owners, and request remediation take place. functioning and properly draining. The general approach for dealing with excessive mold, • Make sure equipment that generates moisture, and is as follows. Mold can grow anywhere on almost any building spaces that generate moisture, are vented building material. There is no practical way to eliminate directly to the outside, and duct connections are all all mold. It must just be cleaned up, then ways found secure. to control its growth by eliminating excess moisture. • When water does inevitably finds its way inside, If there is a leak, plug it or fix it. Clean and dry wet take immediate action to get the leak stopped. materials within 24-48 hours. Clean mold off hard • Clean up damaged areas and if possible, get them surfaces. Replace wet materials that cannot be quickly dried in the first 24 hours, and certainly in the first dried. Install insulation around pipes or add insulation 48 hours. Damaged porous materials will probably to reduce condensation. Replace absorbent materials like need to be replaced anyway, and immediately carpet with hard surfaces, in areas prone to spills or drips. discarding them, will open walls and ceiling spaces Then work to eliminate other sources of excess moisture. and allow air circulation to assist in the drying. Control indoor humidity by venting bathrooms and other wet areas to the outside. Use air conditioners and • Make long term repairs to eradicate whatever dehumidifiers and increase the amount of ventilation. Use problem led to water, suddenly becoming available exhaust fans when doing household tasks involving water. to foster mold growth. Given its pervasive nature, it is logistically impossible to completely eradicate More specific approaches to controlling the growth of all traces of it. But it will be difficult to win the war mold, once excess amounts are present, are as follows. against excessive mold, if moisture continues to be Controlling the Growth of Mold available, with which surviving spores can thrive. • If an active leak cannot be located, verify no existing The moisture source driving the mold growth needs to sources of condensation are feeding the problem. be identified. It is very likely to fall into one of these Correct those, if found. categories. • If the moisture source is condensation, that is • Moisture was trapped in the building when wet caused when moisture laden air meets a surface that materials were used during construction is cooler than the dew point. Raise the temperature • Moisture was trapped when methods used in with insulation, or by increasing air circulation, or installing materials included excessive moisture reduce humidity levels by eliminating leak sources, that had no opportunity to properly dry, before it or installing air conditioning. Easy entry of humid became encapsulated. outside air, can be prevented by installing airlocks and closing windows.

WI CONTRACTORS That Dangerous Damp | 63 Procedures – Problem Found in First 48 Hours Cleaning Up Mold Following a Leak If mold is present, who should be involved in abatement, • As mentioned repeatedly, if it can be done quickly, will depend somewhat on how much mold is there. using logic and the physical location of the water at If the area involved is less than ten square feet, one the time, find and stop the source of the leak. individual can probably handle it. The Environmental • If moisture can be removed from the damaged Protection Agency has guidelines available for how area within the first 48 hours, and this includes to properly do so. Their recommendations can be removing wet building materials and furnishings, summarized as follows. Items from additional sources further abatement of mold is rarely necessary. have been included. • Clean up the area and add fans and ventilation, to • Avoid exposing yourself or others to mold. Use of an increase circulation N-95 respirator, available at many hardware stores, is recommended. Wear long gloves that extend to the • Observe the area to make sure no signs of mold appear. middle of the forearm, so you don’t touch mold with • If there are no visible signs, but an odor becomes your bare hands. Wear goggles without ventilation apparent, request testing be conducted by an expert. holes, so mold spores do not get in your eyes. • If there are no further problems, reoccupy the space. • Note that if you are already sensitive to mold, have known allergies, or already suffer from respiratory Procedures – Problem Discovered After 48 Hours ailments like asthma, you don’t want to be the one Have Passed cleaning up mold. It would be a good time to hire a professional. • Mold growth is likely to have begun, and abatement procedures will probably be required • Fix the leak and dry all items thoroughly. • Inhabitants of the space should find another space • Scrub mold off all hard surfaces and completely dry to use temporarily. them. • The source of water infiltration will still need to be • Throw away porous materials, like carpet or ceiling identified and corrected. tile, that have become moldy. • Damaged materials will need to be cleaned, • Clean areas that were covered, with a disinfecting removed, and/or replaced in accordance with the cleaner containing bleach. decision matrixes given earlier. At this point, the solution will be a renovation project. • Increase ventilation in the area, to thoroughly dry • Damages materials will need to be cleaned, removed, and/or replaced in accordanceit out. with the decision matrixes given earlier.• Finish cleaningAt this uppoint, the area the andsolution add fans will and be a renovation project. ventilation, to increase circulation • Take care not to paint, or caulk over surfaces that • Finish cleaning up the area and add fans and ventilation, to increase circulationare moldy. What is being applied will not properly • Observe the area to make sure no signs of mold • adhere. Observe the area to make sureappear no or signs reappear. of mold appear or reappear. • If there are no visible signs, but an odor becomes apparent, request testing • be If conductedunsure how to by clean an any area or item, consult a • If there are no visible signs, but an odor becomes specialist. expert. apparent, request testing be conducted by an expert. • If there are no further problems,• If there reoccupyare no further the problems, space. reoccupy the space.

MinimizingMinimizing further further damage damage during during restoration restoration Use Use of ofan anN-95 N -respirator95 respirator Use of additional personal protection equipment

64 | That Dangerous Damp WI CONTRACTORS Cleaning Up Mold If the water damage was extensive, and mold growth covers more than ten square feet, it is probably best to get expert help in handling remediation. The EPA also provides guidelines for procedures in this case, If mold is present, who should be involved in abatement, will dependthat somewhatcan be summarized on how much as follows. mold is Items from additional sources have been included. there. • Assess the size of the problem. If the area involved is less than ten square feet, one individual can probably• Assign handle a it.manager The Environmental to handle the problem, evaluate the situation, and develop a plan for Protection Agency has guidelines available for how to properly do so. Theirremediation recommendations can be summarized as follows. Items from additional sources have been included. • If the likely source of the water is contaminated, like sewage, it is best to verify that any

professionals hired to assist in cleanup, have had experience in dealing with damage from • Avoid exposing yourself or others to mold. Use of an N-95 respirator, available at many hardware contaminated water. stores, is recommended. Wear long gloves that extend to the middle of the forearm, so you don’t • touch mold with your bare hands. Wear goggles without ventilation Note holes, that so if mold someone spores is doalready not sensitive to mold, has known allergies, or already suffers from get in your eyes. respiratory ailments like asthma, that’s not the right person for the job. • • Note that if you are already sensitive to mold, have known allergies, It willor already most likely suffer be from necessary to relocate users out of the area, until remediation procedures are respiratory ailments like asthma, you don’t want to be the one cleaningcomplete. up mold. This It is would because be aof the scope of work involved, the potential health effects on good time to hire a professional. occupants, contacting and breathing spores loosened by work, and the difficulty of completing • Fix the leak and dry all items thoroughly. normal activities during the ensuing disruption. • Scrub mold off all hard surfaces and completely dry them. • Fix the water or moisture problem. Stop the leak. Eliminate the source of condensation. Kill the • Throw away porous materials, like carpet or ceiling tile, that have problem.become moldy. • Clean areas that were covered, with a disinfecting cleaner containing• Make bleach. sure everyone dealing with the damage restoration, is wearing protective clothing and gear • Increase ventilation in the area, to thoroughly dry it out. as described above. • Take care not to paint, or caulk over surfaces that are moldy. What• Clean is being with applied detergent, will not disinfect with bleach, and completely dry, moldy materials that are not properly adhere. porous. • If unsure how to clean any area or item, consult a specialist. • Discard materials that cannot be cleaned. • Ventilate and air dry the space, and all affected materials. • Check for any return of moisture, or of mold. • If additional or hidden mold is discovered, reevaluate and begin again. • Even though eliminated, mold may have cause permanent staining or discoloration. It may not be possible to restore damaged surfaces to their previous appearance. If that is the goal, it will be necessary to replace those materials, even if they are free of mold. 45

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• Even though eliminated, mold may have cause permanent staining or discoloration. It may not be possible to restore damaged surfaces to their previous appearance. If that is the goal, it will be necessary to replace those materials, even if they are free of mold.

Use of an N-95 respirator UseUse of of additional additional personal personal protection protection equipment equipment

If the water damage was extensive, and mold growthIf the coverswater damage more thanwas extensive, ten square and feet, mold it growth is probably best Permanent water water stains stains on onwood wood to get expert help in handling remediation. The EPAcovers also more provides than ten guidelines square feet, forit is proceduresprobably best in to this case, get expert help in handling remediation. The EPA also There are some other key points to consider during the that can be summarized as follows. Items from additiprovidesonal guidelines sourcesThere forhave proceduresare been some included. in other this case, key that points can to considerrestoration duringprocess. Ifthe a contractor restoration or remediation process. serviceIf a contractor or remediation be summarized asservice follows. is Items hired from to additionalperform sources the cleanup, is hired make to perform sure they the cleanup, have previousmake sure theyexperience have , dealing with mold. Ask • Assess the size of the problem. have been included. previous experience, dealing with mold. Ask for references. for references. If there is any question as to whether the HVAC system has been infected with mold, do • Assign a manager to handle the problem, evaluate• Assess the the situation,size of the problem.and develop a plan for If there is any question as to whether the HVAC system not turn it back on till it, and its ductworkhas been system infected, withhave mold, been do inspected not turn it back and on passed till by experts. Otherwise, remediation • Assign a manager to handle the problem, evaluate spores can be distributed throughoutit, the and area its ductwork served system, by the have infected been inspected system and, and health problems can • If the likely source of the water is contaminated,the situation,like sewage, and develop it is best a plan to verify for remediation that any passed by experts. Otherwise, spores can be distributed professionals hired to assist in cleanup, have • had If the experience likelycertainly source in of dealing thebe waterexpected with is contaminated, damage to follow. from throughout the area served by the infected system, and contaminated water. like sewage, it is best to verify that any professionals health problems can certainly be expected to follow. • Note that if someone is already sensitive to mold,hired hasto assist known in cleanup, allergies, have or hadDEALING already experience suffers inWITH from OTHER POLLUTANTS IN THE AIR STREAM dealing with damage from contaminated water. exam questions... respiratory ailments like asthma, that’s not the right person for the job. • It will most likely be necessary to relocate users• Note out that of if the someone area, isuntil already remediation sensitive to procedures mold, are52. When water damage is discovered immedi- has knownDealing allergies, orwith already Pollution suffers from at the Source complete. This is because of the scope of work involved, the potential health effects on ately, it will still be very hard to salvage water respiratory ailments like asthma, that’s not the right damaged materials that are ______occupants, contacting and breathing spores loosenedperson for by Sourcesthe work, job. and of emissionsthe difficulty that of decreasecompleting indoor a. airMetallic quality, are best handled by eliminating problems at their normal activities during the ensuing disruption. • It will mostsource likely bes. necessarySome, like to relocate materials users containing b. asbestos, Porous can be removed or encapsulated, so no more particulate • Fix the water or moisture problem. Stop the leak.out of Eliminate the area, until the remediationsource of condensation. procedures are Kill the c. Hardwood problem. complete. fromThis is thembecause can of the enter scope the of workairstream. Appliances d. Masonry like gas stoves or wood burning stoves, can be adjusted or • Make sure everyone dealing with the damage involved,restoration, therepaired, potentialis wearing to health reduce protective effects the on clothingamount occupants, andof gasses gear they emit to the atmosphere. If repair is not possible, replacement contactingis and always breathing an sporesoption. loosened Increased by work, ventilation 53. Which will ofalways the following help, but personal source protective control is usually a cheaper as described above. and the difficulty of completing normal activities equipment should be used when cleaning up • Clean with detergent, disinfect with bleach, andduring completely thesolution. ensuing dry, disruption. Thatmoldy is materials because thatfresh are air not brought mold? into a home, will also need to be conditioned, and there is an a. An N-95 respirator porous. • Fix the waterongoing or moisture price problem. tag to Stop do thethat leak.. b. long gloves that extend to the middle of the • Discard materials that cannot be cleaned. Eliminate the source of condensation. Kill the forearm • problem. Ventilate and air dry the space, and all affected materialsCleaning. Up Air in General c. goggles without ventilation holes • Check for any return of moisture, or of mold. • Make sure everyone dealing with the damage d. all of the above • restoration, is wearing protective clothing and gear If additional or hidden mold is discovered, reevaluate andWhen begin air again.quality concerns weigh on our minds, technology exists at several levels to clean it up. They • Even though eliminated, mold may have causeas permanentdescribed above. staining or discoloration. It may not 54.be When is it safe to turn on an HVAC system possible to restore damaged surfaces to their • previous Clean with rangeappearance. detergent, from disinfect Ifsimple that with is table the bleach, goal,-top and itmodels will be, thatthat scrub has thepotentially air in small been infectedareas, to with whole mold?-house systems. Some air completelycleaners, dry, moldy those materials using that farare notmore porous. sophisticated a. Once filters, it has are been effective inspected at andremoving passed by particles from the air. necessary to replace those materials, even if they are free of mold. experts • Discard materials that cannot be cleaned. Smaller, less expensive models will not b.do that Once. theSimple spores air have cleaners been fully are distributed not designed to remove pollutants • Ventilate andthat air are dry gasses.the space, and all affected throughout the area materials. c. Once the mold has been mostly removed • Check for any return of moisture, or of mold. from the infected system There are two components controlling thed. effectiveness Once the HVAC of system an air has cleaner. been completely One is how well a cleaning • If additional or hidden mold is discovered, system collects, and removes pollutants fromreplaced the inside air, expressed as a percentage efficiency rate. The reevaluate and begin again. second is how much air it draws through its filtering elements, expressed in cubic feet per minute. A WI CONTRACTORScleaner that has a very high percentage efficiency rate butThat draws Dangerous very few Damp cubic| 65feet per minute through its filters, is not an efficient cleaner. Likewise,46 a cleaner that has a low efficiency rate, but cycles a lot of cubic feet per minute through, is not efficient. And in either case, the continued performance of any cleaner will depend on maintaining it, according to the instructions of its manufacturer.

The strength of the source of the pollutant, will also impact the efficiency of an air cleaner. Table-top cleaners are not very effective at dealing with nearby sources that are strong. They do not remove the necessity of also ridding the building, or home, of the source of the pollutant. Those who purchase such models, hoping to eliminate the harmful effects of their smoking on others, while continuing to smoke near the cleaner, are generally disappointed by the results.

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recommended by the EPA, to reduce radon levels. While DEALING WITH OTHER POLLUTANTS air cleaners partially mitigate the effects of radon decay IN THE AIR STREAM products, they make little difference in the amount of Dealing with Pollution at the Source radon entering the home. Research is still underway, to determine if air cleaner systems can be altered, or Sources of emissions that decrease indoor air quality, are improved, to more effectively treat problems with radon. best handled by eliminating problems at their sources. Some, like materials containing asbestos, can be removed Measuring Levels of Radon or encapsulated, so no more particulate from them can How can we know if radon is even of concern? Radon enter the airstream. Appliances like gas stoves or wood is colorless, odorless, radioactive and unfortunately, burning stoves, can be adjusted or repaired, to reduce the sometimes present in our homes and businesses. That is amount of gasses they emit to the atmosphere. If repair is why testing is recommended, in situations conducive to not possible, replacement is always an option. Increased its formation. Without testing, it is impossible to verify ventilation will always help, but source control is usually radon’s presence, other than by the emergence of the a cheaper solution. That is because fresh air brought into health problems it can cause. Devices that measure radon a home, will also need to be conditioned, and there is an are available and inexpensive. The EPA has published ongoing price tag to do that. guidelines covering risks associated with various radon Cleaning Up Air in General levels, and what corrective steps should be taken to mitigate it. Certain steps have proven to be effective in When air quality concerns weigh on our minds, reducing radon, and some of these are automatically technology exists at several levels to clean it up. They being included in construction of new homes. range from simple table-top models, that scrub the air in Testing for other sources of indoor pollution can be small areas, to whole-house systems. Some air cleaners, expensive, so building owners tend to put that off. But those using far more sophisticated filters, are effective at these other sources of airstream contamination should removing particles from the air. Smaller, less expensive be tested for, when health symptoms begin to manifest, models will not do that. Simple air cleaners are not specific sources or pollutants have been identified as designed to remove pollutants that are gasses. potentially being present, or problems with ventilation There are two components controlling the effectiveness of become evident. an air cleaner. One is how well a cleaning system collects, and removes pollutants from the inside air, expressed as Dealing with Radon a percentage efficiency rate. The second is how much air It was mentioned that radon is radioactive, which it draws through its filtering elements, expressed in cubic means it will influence cell growth. This radioactivity feet per minute. A cleaner that has a very high percentage occurs because radon is emitted by uranium, found in efficiency rate but draws very few cubic feet per minute the ground on which buildings are built. Radon gas, through its filters, is not an efficient cleaner. Likewise, a odorless and invisible, is naturally released as uranium cleaner that has a low efficiency rate, but cycles a lot of breaks down. The gas seeps up through the soil, up cubic feet per minute through, is not efficient. And in through concrete slabs and wood floors, through drains either case, the continued performance of any cleaner will and sumps, and enters the living space. In some cases, depend on maintaining it, according to the instructions it enters by infusing well water. Some building materials of its manufacturer. themselves emit radon, though they rarely cause The strength of the source of the pollutant, will also problems, in and of themselves. impact the efficiency of an air cleaner. Table-top cleaners Any home, new or old, can develop a problem with are not very effective at dealing with nearby sources radon. Well-sealed homes are even more problematic that are strong. They do not remove the necessity of than older, more drafty structures. This is because also ridding the building, or home, of the source of the newer, more energy tight structures, do a better job of pollutant. Those who purchase such models, hoping to trapping the rising gasses. Older buildings have more eliminate the harmful effects of their smoking on others, natural ventilation, to carry radon away and/or dilute the while continuing to smoke near the cleaner, are generally concentrations of it. disappointed by the results. When it becomes trapped in the home’s atmosphere, Houseplants have been touted as a natural way to improve and concentrations of constantly produced radon slowly indoor air quality and help remove pollutants. Although increase in the atmosphere in which we are also trapped, they clearly increase oxygen levels, there is no credible problems occur. We don’t coexist well with invisible, evidence that plants significantly reduce pollutant levels radioactive gas. in any way. Moreover; the necessity of keeping plants watered, increases humidity levels in homes, increasing Health Effects of Radon exposure to the risk of excessive mold growth. Lung cancer (uncontrolled cell growth) seems to be the Currently, reliance on air cleaner systems is not primary risk associated with radon. This is likely because

66 | That Dangerous Damp WI CONTRACTORS lungs are the first tissue to contact the radioactive gas, Another variation is called sump-hole suction. In this, when we breathe it in. Health organizations concur that when the home is already using a sump pump in a pit, the thousands of preventable lung cancer deaths are caused pit is capped, continues to drain water, but also serves as a each year by exposure to high levels of radon. Smokers, location for the radon suction pipe outlet and radon fan. who also live in homes with high radon levels, are Block-wall suction is used in conjunction with hollow block especially vulnerable. Swallowing water, contaminated foundation walls. This removes radon while depressurizing with radon, may also pose risks, but not nearly as severe the walls, working somewhat like subslab suction. as those connected with lung cancer. Radon is dealt with somewhat differently in homes with Reducing Home Exposure to Radon crawlspaces. The most effective way involves installing vent pipes in the soil, along with a vent fan to push air Take the minimal time, and minimal expense, to measure outside. Then the floor of the crawl space is covered levels of radon in your home. Measure it with one of the with high-density plastic sheeting with the joints sealed. many inexpensive kits that have been approved by the This type of treatment is called submembrane suction. A EPA. If you want to know how much is present, but do less favorable option, is to use a fan to exhaust air from not wish to purchase a kit, there are qualified contractors the crawlspace to the exterior, but that will also require who offer the service. Instructions come with the kits, but bringing in outside air to replace it. That air will need there are also guidelines available from the EPA on how to to be treated for humidity, temperature, etc. Passive interpret test results. ventilation is accomplished by crawl space vents, already If testing reveals unacceptable levels of radon, one required in most crawl spaces by building codes. Note immediate step to be taken, if possible, is to stop anyone to the wise. If cold air is being introduced into the crawl smoking in the home. Tobacco smoke, combined with space to mitigate radon levels, make sure any pipes in the radon, poses a serious health risk. If radon is found in crawl space are well insulated. If ducts distribute through well water, that problem should also beto immediately mitigate radon levels,a coldmake or sure hot anycrawl pipes space, in thedelivery craw lof space heated are or well cooled insulated. air If ducts distribute addressed. Guidelines for doing so, canthrough be found a coldat state or hot crawlwill also space, be affected.delivery of heated or cooled air will also be affected. offices that deal with radon. If tests indicate radon levels of concern, other steps can be taken to lower concentrations. Lowering such levels requires technical expertise. Trained radon contractors are available who can study the problem, test for air flow currents to establish convection routes, pinpoint areas of weakness where the gas is finding entry and suggest proper treatment methods. Most states have offices that will provide names of such qualified contractors, in specific locales. Most types of radon reduction systems involve some loss of heated or conditioned air. It makes sense that one way to get rid of contaminated air, is to dump it outside. How much this will increase utility bills, will depend on your climate and the construction of your home. Systems that use fans, to remove rising radon from spaces below the home, are more effective in reducing radon levels and will only slightly ProperlyProperly protected protected crawl crawl space space increase electric bills. The difference lies in whether the radon is removed, before or after it entersBuilt living-in space. Radon ResistanceBuilt-in Radon Resistance

Radon reduction systems are usually grouped by the type Some approaches to radon reduction are common sense. Some approaches to radon reduction are common sense. Sealing cracks in foundations and sealing of foundation used in the home. They will differ, based on Sealing cracks in foundations and sealing openings openings between the foundation and living portions of a home, goes a long way in reducing exposure to whether your home is slab-on-grade, on a crawl space, or between the foundation and living portions of a home, built over a basement. radon in the living areagoes. Pressurizing a long way the in livingreducing space, exposure or the tobasement radon in space the above the slab, will create air pressure to resist the entryliving of area. radon Pressurizing gas. Reliance the onliving such space, pressurization or the basement; however, precludes leaving In homes built on a slab-on-grade, or overdoors a basement, or windows open,space so it above is not the terribly slab, practicalwill create in air a residence. pressure to A resist heat recovery ventilator (HRV), radon is usually removed by one of four bringstypes of in soil outside air, whilethe entry using of inside radon air gas. being Reliance exhausted on such to pretreatpressurization; that incoming air. These are suction. Active subslab suction is the mosteffective reliable, in using reducing levelshowever, of radon, precludes by simply leaving exhausting doors or windowspart of it open,and diluting so what remains with fresh suction pipes inserted through the slab, into the crushed air. Natural ventilation,it letting is not terriblythe wind practical blow through in a residence. a building A heatto carry recovery away any contaminated air, is of rock or soil below the slab. These are then vented by a course, the oldest air qualityventilator technology (HRV), bringsthat can in beoutside implemented. air, while using inside radon vent fan, directly to the outdoors. This powered air being exhausted to pretreat that incoming air. These are venting, also creates a vacuum below the slab, further effective in reducing levels of radon, by simply exhausting pulling contaminated air, in and away. Passive subslab part of it and diluting whatSUMMARY remains with fresh air. Natural suction uses the same types of suction pipes but relies on ventilation, letting the wind blow through a building to natural convection to draw contaminatedThere air up was and serious out, concerncarry over away the any quality contaminated of the air ,air, that is athletesof course, from the alloldest over the world would be and foregoes the use of an exhaust fan. Thebreathing perforated during the Olympicsair quality at technologyBeijing. Given that known can be resultsimplemented. of air quality testing in that city, knowing drain tiles used in some homes will helpthe do pollutionthis naturally. I would pull into my lungs while competing outside, were I an athlete, I too would have been concerned. But most competitors made the choice to take the risk and endure that exposure. WI CONTRACTORS That Dangerous Damp | 67 Few of us choose to breathe contaminated air in our homes, schools, and workplaces. More and more, we are learning the health risks and complications associated with poor air quality. Known risks range from high concentrations of radon, other gasses, particles in the air stream, and organic compounds like spores from mold. We don’t want to breathe those in. We often don’t know we are doing so. But when we do find we are at risk, few are willing to leave their homes, quit their jobs, or drop out of school. That leaves us with the option to live with risks or take steps to lower those risks.

Knowing now, that many severe problems will arise from leaks and other sources of excess moisture in our buildings, we take steps to prevent the same. We can design in barriers, maintain existing systems, and move swiftly to minimize long term effects, when failures occur. And they will. Because all buildings leak in some way, at some point in their life span

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Knowing now, that many severe problems will arise exam questions... from leaks and other sources of excess moisture in our 55. True or false? There is credible evidence that buildings, we take steps to prevent the same. We can houseplants are a natural way to improve indoor design in barriers, maintain existing systems, and move air quality and significantly reduce pollutant swiftly to minimize long term effects, when failures occur. levels. And they will. Because all buildings leak in some way, at a. True some point in their life span b. False Nature itself assures that we will always fight airstream issues in our enclosed environments. Humidity laden air will 56. Which of the following is true of radon? always flow from warmer areas of high pressure, to cooler a. Radon is colorless areas of lower pressure. Radon will always rise through b. Radon is odorless the soil, as deterioration occurs in the uranium beneath. c. Radon is radioactive Thousands of strains of mold exist, just seeking organic food d. All of the above like materials found in our buildings, and a moisture supply to proliferate. All organic materials are designed to decay in 57. The source of radon, rising through the soil, is some way, adding particulate to the airstream. ______The goal is to eliminate the potential harm, to reduce the a. Decaying vegetation risk posed by these processes, to users of the buildings we b. Gasses from magma far below the surface design, build, and maintain. Hopefully, basic knowledge c. An indication of cave systems below of these natural processes, along with known ways to d. Decaying uranium mitigate risks, has provided useful tools to lessen those health hazards. 58. ______(uncontrolled cell growth) seems to In the context of the subject matter we explored, it is be the primary risk associated with radon. impossible that leaks will never occur at some point in a. Lung cancer the life of a building. It is impossible, that the quality of b. Brain cancer air being breathed by building inhabitants, will never c. Pancreatic cancer be compromised. Whether that happens with mold, or d. Alzheimer’s disease because of other indoor air contaminates. Just by existing, by expanding and contracting under seasonal and 59. Systems that use ______, to remove rising radon climatic influences, buildings will develop flaws through from spaces below the home are more effective in which water and other pollutants will enter. But if we are reducing radon levels and will only slightly increase qualified, and armed with knowledge to design, or build, electric bills. in such a way as to delay such an occurrence. Or if we are a. fans hired to conduct maintenance to forestall such an event, b. heated air what a shame if it happens on our watch. c. conditioned air d. suction exam questions... 60. Humidity laden air will always flow from______. SUMMARY a. warmer areas of lower pressure, to cooler areas There was serious concern over the quality of the air, of high pressure that athletes from all over the world would be breathing b. warmer areas of high pressure, to cooler areas of during the Olympics at Beijing. Given known results of lower pressure air quality testing in that city, knowing the pollution I c. cooler areas of high pressure, to warmer areas of would pull into my lungs while competing outside, were lower pressure I an athlete, I too would have been concerned. But most d. cooler areas of lower pressure, to warmer areas competitors made the choice to take the risk and endure of high pressure that exposure. Few of us choose to breathe contaminated air in our homes, schools, and workplaces. More and more, we are learning the health risks and complications associated with poor air quality. Known risks range from high concentrations of radon, other gasses, particles in the air stream, and organic compounds like spores from mold. We don’t want to breathe those in. We often don’t know we are doing so. But when we do find we are at risk, few are willing to leave their homes, quit their jobs, or drop out of school. That leaves us with the option to live with risks or take steps to lower those risks.

68 | That Dangerous Damp WI CONTRACTORS