The Mold Controversy… Affecting Managers, Insurers, Remediators and the Community

Mold has created some real controversy in the past few decades and interestingly enough, there are no solid legal statutes to guide consumers on their rights once exposed, measurements to gauge what acceptable or unacceptable levels of exposure are for humans, true definitions for insurers to recognize or cover costs for mold affected structures, government oversight for the restoration industry on removal/treatments to eradicate mold, nor definitive studies linking mold to health problems. In fact grumblings over the absence of perspicuity on the topic has created a conspiratorial atmosphere linked to lobbying by those monetarily interested, leaving many in the industry reluctant to speak definitively about it. In this Part 1 series on the topic, the history behind the recent mold phenomenon, detection methods and health affects will be explored.

With the recent monsoonal rain patterns in June and July, followed by a seemingly endless streak of 90 degree plus record temperatures, the Greater Denver area has laid out the proverbial red carpet for mold growth in our homes and workplaces. Of course experts in the industry like to remind us that mold is everywhere, we breathe spores in all the time and the great majority of the 100,000 different species are not only harmless, but necessary. But you, as a Property Manager, Insurer, Mold Remediator or property owner, when that 4-letter word MOLD surfaces, a plethora of mixed emotions are sure to follow.

There is considerable debate surrounding mold:

• How or will it have a health related effect?
• How do you get rid of it/remediate it?
• What will it cost and who will pay?
• What are the legal implications?
• How will it affect the properties integrity and possibly its value?
• How did the mold growth happen and how do you prevent it from coming back?
• How dangerous is it and what are your responsibilities surrounding it?
• Is there a governing body for consumer protection? Why is there an absence of oversight?

The controversy in recent years surely relates to the increased phenomenon of mold being found in places it never did before – our homes and workplaces. Perhaps our litigious climate, the tightening economy and the trending human behavior to recreate more and more indoors, has had a snowball effect on the subject. Others cite the Arab Oil Embargo of 1973 which had a significant impact on the building industry; in our resistance to suppressive economic activity related to new construction, this was a turning point with builders to use materials which would sustain a home buying market as well as score points in the energy efficiency game. Materials used in the past, which had more mold resistant properties were replaced by more cost-effective materials and drafty openings which allowed for clean air exchange, were buttoned down to save on heating and cooling costs.

Mold thrives off of three basic things: oxygen, a good food source and most critically, moisture. After oil prices surged in 1973 out went the wooden lathe boards in new construction in exchange for sheet rock or drywall and OSB plywood. Mold, it turns out considers oriented strand board plywood (OSB) and drywall a very good food source. In fact they are so suited that mold is often found in the building materials prior to building. Manufacturing techniques are such that molds are introduced at the mill, laying dormant, waiting to become active when exposed to a moisture source. Once this has happened, thanks to modern homes being tightly sealed for energy efficiency, moisture gets trapped and creates an environment mold can thrive on.

According to the EPA mold can begin growing within 24 to 48 hours. It will grow and prosper until it dries up, when it will then lay dormant. It can wait centuries until around 19% water content reaches its food source to begin to grow again. If moisture is controlled mold can’t grow.

We all live with a certain degree of mold, however it is important to pay attention to the warning signs of unacceptable levels in our living spaces. Signs of elevated levels include:

• Odor: Mold thrives in temperatures between 68 & 86 degrees. When growth occurs, odors release in to the air, what people in the industry refer to as microbial farts. This may give off a musty, earthy smell, confined to a particular area of the building. Because mold prefers undisturbed areas, you may not visually see growth as it often goes on within the walls, behind ceiling tiles, in carpet or behind wallpaper. If what you detect is bitter and sour this may be a bacteria which needs further investigating.
• Visual Detection: Most generally it is noticed after a visual inspection of a water affected area.
• Health Symptoms: It is common to confuse symptoms related to mold exposure with seasonal allergies, however if you notice yourself feeling better while at work or away from an affected indoor space and the health problems begin once you reenter it, mold can often be to blame.

Even when you can’t see it or smell it, it can be affecting your health. According to Tina Reponen, a professor of environmental health at the University of Cincinnati, “It’s the mold you can’t see that is a risk factor.” Here in lies controversy. According to the Environmental Protection Agency, if you can’t see mold, you don’t need to test for it. Dr. James Sublett, chairman of the Indoor Environments for the American College of Allergy, Asthma and Immunology, “Damp environments are not healthy environments. If you are in a situation where humidity is trapped in your home, you have a higher risk of mold exposure.”

If you have had water damage occur and want to be sure whether or not mold is present, the EPA does suggest you hire a professional to perform the testing. Sublett adds, “You want to disconnect the detection process with the fixing process to avoid a conflict of interest,” adding that having one expert to perform the testing and another to do the mold remediation protects consumers.

For most people low levels of mold will not cause serious health problems. However, if levels increase those with allergies, asthma, respiratory conditions or suppressed immune systems can be most affected. Exposure has many symptoms which include:

• Skin Rash/Irritation: This may develop not only from direct contact but through inhalation of myotoxins
• Eye Irritation: This is often associated with seasonal allergies. Keep in mind that is it persists throughout the year, it could be an affect of exposure.
• Headaches: Migraine sufferers are particularly sensitive to mold stimulants.
• Lethargy/Fatigue
• Sore Throat: Spores can collect in the throat and cause irritation.
• Shortness of Breath: Allergy sufferers will be especially sensitive. Links to asthma have been studied.
• Runny Nose: This often goes misdiagnosed as having a cold or seasonal allergies.
• Bleeding Nose: This is rare, but this symptom is due to exposure which damages the membranes of the nose.

If you realize symptoms regularly occur when indoors, whether it is every time you are back in the work place or your home, it is advisable that a thorough property inspection is performed. Possibly the most notorious mold species when it comes to detrimental health affects is called Stachybotrys or “Black Mold”. Strains of this fungus produce toxins which are poisonous when inhaled. This dark colored mold grows on building material with a high cellulose content and a low nitrogen content. Areas with relative humidity above 55% and experience fluctuation in temperature make for an ideal environment for toxin production. When exposed, people report cold and flu symptoms, sore throats, diarrhea, headaches, fatigue, dermatitis, hair loss, and general malaise. The toxins work to suppress you immune system, affecting the lymphoid tissue and bone marrow. This is an organism which forms a gelatinous mass and is rarely found outdoors, rather indoors.

It is helpful to keep in mind that of the 100,000 accounted for mold species, this is only one. There are actually over 400,000 types of mold with only 100,000 named and identified. Mold is more often allergenic than toxigenic. According to Dr. David Zhang, research biologist at New York’s Mt. Sinai Medical Center, only about 50 are considered toxic. Researchers do agree that whether some molds are more dangerous than others, one in three people have an allergic reaction to mold and for infants, youths, the elderly and those who suffer from asthma, mold can have a much more serious role in detrimental health causation.

Look for our second part to “Warning: The Problem with Mold” next month!

Written by Dierdre Fye, Business Development Manager at NuBilt Restoration & Construction.

About NuBilt's President

Issa Ashour

Issa Ashour, President of NuBilt Restoration & Construction, co-founded the property restoration company back in 1994. Since then, the company has successfully restored 1000's of properties.Connect with Issa on Google+.

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