A Brief Guide to Mold, Moisture, and Your Home - Virginia ...

A BRIEF GUIDE TOMOLD,MOISTURE,ANDYOUR HOME

EPA 402-K-02-003This Guide providesinformation and guidancefor homeowners andrenters on how to cleanup residential moldproblems and how toprevent mold growth.U.S. Environmental Protection AgencyOffice of Air and RadiationIndoor Environments Division1200 Pennsylvania AvenueMailcode: 6609JWashington, DC 20460www.epa.gov/iaq

A BRIEF GUIDE TO MOLD,MOISTURE, AND YOUR HOMEContentsPageMold BasicsWhy is mold growing in my home? 2Can mold cause health problems? 2How do I get rid of mold? 3Mold CleanupWho should do the cleanup? 4Mold Cleanup Guidelines 6What to Wear When Cleaning Moldy Areas 8How Do I Know When the Remediationor Cleanup is Finished? 9Moisture and Mold Prevention and Control Tips 10Actions that will help to reduce humidity 11Actions that will help prevent condensation 12Testing or sampling for mold 13Hidden Mold 14Cleanup and Biocides 15Additional Resources 161

MOLD BASICSW■ The key to mold control is moisture control.■ If mold is a problem in your home, you should clean upthe mold promptly and fix the water problem.■ It is important to dry water-damaged areas and itemswithin 24-48 hours to prevent mold growth.hy is mold growing in my home? Molds are part of thenatural environment. Outdoors, molds play apart in nature by breaking down dead organicmatter such as fallen leaves and dead trees, butindoors, mold growth should be avoided. Moldsreproduce by means of tiny spores; the sporesare invisible to the naked eye and float throughoutdoor and indoor air. Mold may begin growingMold growing outdoors onfirewood. Molds come inmany colors; both white andblack molds are shown here.indoors when mold spores land on surfaces thatare wet. There are many types of mold, and noneof them will grow without water or moisture.Can mold cause health problems? Molds are usually not aproblem indoors, unless mold spores land on a wet ordamp spot and begin growing. Molds have the potential tocause health problems. Molds produce allergens(substances that can cause allergic reactions), irritants, andin some cases, potentially toxic substances (mycotoxins).Inhaling or touching mold or mold spores may causeallergic reactions in sensitive individuals. Allergic responsesinclude hay fever-type symptoms, such as sneezing, runnynose, red eyes, and skin rash (dermatitis). Allergic reactionsto mold are common. They can be immediate or delayed.Molds can also cause asthma attacks in people with asthmawho are allergic to mold. In addition, mold exposure canirritate the eyes, skin, nose, throat, and lungs of both mold-2

allergic and non-allergic people. Symptoms other thanthe allergic and irritant types are not commonlyreported as a result of inhaling mold.Research on mold and health effects is ongoing. Thisbrochure provides a brief overview; it does not describeall potential health effects related to mold exposure. Formore detailed information consult a healthprofessional. You may also wish to consult your state orlocal health department.How do I get rid of mold? It is impossible to get rid ofall mold and mold spores indoors; some mold sporeswill be found floating through the air and in house dust.The mold spores will not grow if moisture is notpresent. Indoor mold growth can and should beprevented or controlled by controlling moistureindoors. If there is mold growth in your home, youmust clean up the mold and fix the water problem. Ifyou clean up the mold, but don’t fix the water problem,then, most likely, the mold problem will come back.Magnified mold spores.Molds can graduallydestroy the thingsthey grow on. Youcan prevent damageto your home andfurnishings, savemoney, and avoidpotential healthproblems bycontrolling moistureand eliminating moldgrowth.3

MOLDCLEANUPLeaky window – mold is beginning torot the wooden frame and windowsill.If you already have amold problem –ACT QUICKLY.Mold damages what itgrows on. The longerit grows, the moredamage it can cause.Who should do the cleanup? Who should do the cleanupdepends on a number of factors. One consideration is thesize of the mold problem. If the moldy area is less thanabout 10 square feet (less than roughly a 3 ft. by 3 ft. patch),in most cases, you can handle the job yourself, following theguidelines below. However:■ If there has been a lot of water damage, and/or moldgrowth covers more than 10 square feet, consult the U.S.Environmental Protection Agency (EPA) guide: MoldRemediation in Schools and Commercial Buildings.Although focused on schools and commercial4

uildings, this document is applicable to otherbuilding types. It is available free by calling the EPAIndoor Air Quality Information Clearinghouse at(800) 438-4318, or on the Internet at: www.epa.gov/mold.■ If you choose to hire a contractor (or other professionalservice provider) to do the cleanup, make sure thecontractor has experience cleaning up mold. Checkreferences and ask the contractor to follow therecommendations in EPA’s Mold Remediation in Schoolsand Commercial Buildings, the guidelines of the AmericanConference of Governmental Industrial Hygenists(ACGIH), or other guidelines from professional orgovernment organizations.■ If you suspect that the heating/ventilation/airconditioning (HVAC) system may be contaminated withmold (it is part of an identified moisture problem, forinstance, or there is mold near the intake to the system),consult EPA’s guide Should You Have the Air Ducts in YourHome Cleaned? before taking further action. Do not runthe HVAC system if you know or suspect that it iscontaminated with mold - it could spread moldthroughout the building. Visit www.epa.gov/iaq/pubs/airduct.html, or call (800) 438-4318 for a free copy.■ If the water and/or mold damage was caused by sewageor other contaminated water, then call ina professional who has experience cleaning and fixingbuildings damaged by contaminated water.■ If you have health concerns, consult a health professionalbefore starting cleanup.5

MOLD CLEANUP GUIDELINESBathroom TipPlaces thatare often oralways damp can be hard to maintain completelyfree of mold. If there’s some mold in the shower orelsewhere in the bathroom that seems to reappear,increasing the ventilation (running a fan or openinga window) and cleaning more frequently will usuallyprevent mold from recurring, or at least keep themold to a minimum.Tips and techniques The tips and techniques presented in thissection will help you clean up your mold problem.Professional cleaners or remediators may usemethods not covered in this publication. Please notethat mold may cause staining and cosmetic damage.It may not be possible to clean an item so that itsoriginal appearance is restored.■ Fix plumbing leaks and other water problems assoon as possible. Dry all items completely.■ Scrub mold off hard surfaces with detergent and water,and dry completely.Moldgrowingon theundersideof a plasticlawnchairin an areawhererainwaterdrips throughand depositsorganicmaterial.6

Mold growingon a piece ofceiling tile.■ Absorbent or porous materials, such as ceiling tiles andcarpet, may have to be thrown away if they becomemoldy. Mold can grow on or fill in the empty spaces andcrevices of porous materials, so the mold may bedifficult or impossible to remove completely.■ Avoid exposing yourself or others to mold (seediscussions: What to Wear When Cleaning Moldy Areasand Hidden Mold.)■ Do not paint or caulk moldy surfaces. Clean up themold and dry the surfaces before painting. Paint appliedover moldy surfaces is likely to peel.■ If you are unsure about how to clean an item, or if theitem is expensive or of sentimental value, you may wishto consult a specialist. Specialists in furniture repair,restoration, painting, art restoration and conservation,carpet and rug cleaning, water damage, and fire or waterrestoration are commonly listed in phone books. Besure to ask for and check references. Look for specialistswho are affiliated with professional organizations.7

WHAT TO WEAR WHENCLEANINGMOLDY AREASMold growing on a suitcase stored in ahumid basement.It is importantto takeprecautions toLIMITYOUREXPOSUREto mold andmold spores.■ Avoid breathing in mold or mold spores. In orderto limit your exposure to airborne mold, you may want towear an N-95 respirator, available at many hardwarestores and from companies that advertise on theInternet. (They cost about $12 to $25.) Some N-95respirators resemble a paper dust mask witha nozzle on the front, others are made primarilyof plastic or rubber and have removable cartridges thattrap most of the mold spores from entering.In order to be effective, the respirator or maskmust fit properly, so carefully follow the instructionssupplied with the respirator. Please note that theOccupational Safety and Health Administration (OSHA)requires that respirators fit properly (fit testing) whenused in an occupational setting; consult OSHA for moreinformation (800-321-OSHA or osha.gov/).8

■ Wear gloves. Long gloves that extend to the middle ofthe forearm are recommended. When working with waterand a mild detergent, ordinary household rubber glovesmay be used. If you are using a disinfectant, a biocidesuch as chlorine bleach, or a strong cleaning solution,you should select gloves made from natural rubber,neoprene, nitrile, polyurethane, or PVC (see Cleanupand Biocides). Avoidtouching mold or moldyitems with your bare hands.■ Wear goggles. Gogglesthat do not haveventilation holes arerecommended.Avoid getting mold ormold spores in your eyes.Cleaning while wearing N-95respirator, gloves, and goggles.How do I know when the remediation or cleanupis finished? You must have completely fixed thewater or moisture problem before the cleanup orremediation can be considered finished.■ You should have completed mold removal. Visible moldand moldy odors should not be present. Please note thatmold may cause staining and cosmetic damage.■ You should have revisited the site(s) shortly aftercleanup and it should show no signs of water damageor mold growth.■ People should have been able to occupy or re-occupy thearea without health complaints or physical symptoms.■ Ultimately, this is a judgment call; there is no easyanswer. If you have concerns or questions call theEPA Indoor Air Quality Information Clearinghouseat (800) 438-4318.9

MOISTURE AND MOLDPREVENTION ANDCONTROL TIPSMoistureControl is the Key toMold ControlMold growingon the surfaceof a unitventilator.■ Clean and repair roof gutters regularly.■ When water leaks or spills occurindoors - ACT QUICKLY.If wet or damp materials or areasare dried 24-48 hours after a leakor spill happens, in most casesmold will not grow.■ Make sure the ground slopes away from the buildingfoundation, so that water does not enter or collectaround the foundation.■ Keep air conditioning drip pans clean and the drainlines unobstructed and flowing properly.10

Condensation on the inside of awindowpane.■ Keep indoor humidity low. Ifpossible, keep indoorhumidity below 60 percent(ideally between 30 and 50percent) relative humidity.Relative humidity can bemeasured with a moisture orhumidity meter, a small,inexpensive ($10-$50)instrument available at manyhardware stores.■ If you see condensation or moisture collecting onwindows, walls or pipes - ACT QUICKLY to dry thewet surface and reduce the moisture/water source.Condensation can be a sign of high humidity.Actions that will help to reduce humidity: Vent appliances that produce moisture, such asclothes dryers, stoves, and kerosene heaters to theoutside where possible. (Combustion appliancessuch as stoves and kerosene heaters produce watervapor and will increase the humidity unless ventedto the outside.) Use air conditioners and/or de-humidifierswhen needed. Run the bathroom fan or open the window whenshowering. Use exhaust fans or open windowswhenever cooking, running the dishwasher ordishwashing, etc.11

Actions that will help prevent condensation: Reduce the humidity (see preceeding page). Increase ventilation or air movement by opening doorsand/or windows, when practical. Use fans as needed. Cover cold surfaces, such as cold water pipes, withinsulation. Increase air temperature.Moldgrowingon awoodenheadboardin a roomwith highhumidity.12

Renters: Report all plumbing leaks and moisture problemsimmediately to your building owner, manager, orsuperintendent. In cases where persistent waterproblems are not addressed, you may want to contactlocal, state, or federal health orhousing authorities.Testing or sampling formold Is sampling for moldneeded? In most cases, if visiblemold growth is present, samplingis unnecessary. Since no EPA orother federal limits have been setfor mold or mold spores, samplingcannot be used to check abuilding’s compliance with federalmold standards. Surface samplingmay be useful to determine if anarea has been adequately cleaned or remediated. Samplingfor mold should be conducted by professionals who havespecific experience in designing mold sampling protocols,sampling methods, and interpreting results. Sampleanalysis should follow analytical methods recommended bythe American Industrial Hygiene Association (AIHA), theAmerican Conference of Governmental Industrial Hygienists(ACGIH), or other professional organizations.Rust is an indicator that condensationoccurs on this drainpipe. The pipe shouldbe insulated to prevent condensation.13

HIDDEN MOLDMold growingon the backside ofwallpaper.Suspicion of hidden mold You may suspect hidden mold if abuilding smells moldy, but you cannot see the source,or if you know there has been water damage and residentsare reporting health problems. Mold may be hidden inplaces such as the back side of dry wall, wallpaper, orpaneling, the top side of ceiling tiles, the underside ofcarpets and pads, etc. Other possible locations ofhidden mold include areas inside walls around pipes(with leaking or condensing pipes), the surface of wallsbehind furniture (where condensation forms), insideductwork, and in roof materials above ceiling tiles (dueto roof leaks or insufficient insulation).Investigating hidden mold problems Investigating hidden moldproblems may be difficult and will require caution when theinvestigation involves disturbing potential sites of moldgrowth. For example, removal of wallpaper can lead to amassive release of spores if there is mold growing on theunderside of the paper. If you believe that you may have ahidden mold problem, consider hiring an experiencedprofessional.14

Cleanup and Biocides Biocides are substances that can destroy livingorganisms. The use of a chemical or biocide that killsorganisms such as mold (chlorine bleach, for example) isnot recommended as a routine practice during moldcleanup. There may be instances, however, whenprofessional judgment may indicate its use (for example,when immune-compromised individuals are present). Inmost cases, it is not possible or desirable to sterilize anarea; a background level of mold spores will remain - thesespores will not grow if the moisture problem has beenresolved. If you choose to use disinfectants or biocides,always ventilate the area and exhaust the air to theoutdoors. Never mix chlorine bleach solution with othercleaning solutions or detergents that contain ammoniabecause toxic fumes could be produced.Please note: Dead mold may still cause allergic reactions in somepeople, so it is not enough to simply kill the mold, it mustalso be removed.Water stainon a basementwall — locateand fix thesource of thewater promptly.15

ADDITIONAL RESOURCESFor more information on mold related issues includingmold cleanup and moisture control/condensation/humidityissues, you can call the EPA Indoor Air Quality InformationClearinghouse at(800) 438-4318.Or visit:www.epa.gov/moldMold growing on fallen leaves.This document is available on the Environmental Protection Agency, IndoorEnvironments Division website at: www.epa.gov/mold16

NOTESAcknowledgementsEPA would like to thank Paul Ellringer, PE, CIH, for providing the photo on page 14.Please note that this document presents recommendations. EPA does not regulatemold or mold spores in indoor air.