Dramatic rise in toxic mold claims, litigation, and legislation demands pro-active response from insurers. (Notes and Issues).

While liability issues may be debated among insurers, property professionals, and others, uncontrolled mold growth will only heighten property and health claims unless quickly checked and remediated.

Is Mold in Your Property Portfolio?

Any structure with water leaks, water damage, or a history of such is at risk of developing toxic mold. High humidity increases the risk, and a musty odor or drywall discoloration after water damage repair are telltale signs of mold growth. Of course, sudden tenant respiratory problems or complaints of ill health may also be an indication that mold is present and must be remediated.

According to the U.S. Environmental Protection Agency, there are a number of questions to consider before remediating a mold problem:

* Are there existing moisture problems in the building?

* Have building materials been wet more than 48 hours?

* Are there hidden sources of water, or is the humidity too high (high enough to cause condensation)?

* Are building occupants reporting musty or moldy odors?

* Are building occupants reporting health problems?

* Are building materials or furnishings visibly damaged?

* Has maintenance been delayed or the maintenance plan been altered?

* Has the building been recently remodeled or has building use changed?

* Is consultation with medical or health professionals indicated?

Even when mold growth isn't obvious, Regan says that professional inspection is prudent since growth often occurs out-of-sight: in walls, ductwork, and ventilation systems, as well as in crawl spaces beneath floorboards and above ceilings.

Four Steps Toward Mold Remediation

Regan advises a four-step approach for insurance and property professionals combating a mold problem: solve the water problem, get the mold tested, possibly vacate people nearby with mold sensitivity, then get professional remediation help. A skilled mold remediator can help prevent potentially severe tenant or staff health problems and costly litigation.

"Proactive remediation is preferable to delay since mold can destroy whatever it grows on, and can take hold in as little as 24-48 hours when exposed to water or excessive moisture," says Regan. "Ceiling tile, carpet, drywall, insulation, and other common building materials are great food sources for mold, which can spread rapidly since its spores surround us and are carried from place to place by air currents and ventilation equipment."

According to New York City's Department of Health: Guidelines on Assessment and Remediation of Fungi in Indoor Environments, "Building materials supporting fungal growth must be remediated as rapidly as possible to ensure a healthy environment.

The New York City Department of Health, for example, recommends the following minimum precautions for remediation work.

For small isolated areas, such as ceiling tiles or small areas on walls, use respiratory protection in accord with OSHA standards, as well as gloves and eye protection; use dust suppression before remediation; work in an unoccupied area; and vacate people with depressed immune systems or inflammatory lung diseases such as asthma, from adjacent areas.

For mid-sized isolated areas, such as individual wallboard panels, follow the above precautions plus seal the work area with plastic sheets to contain dust and debris before remediation; vacuum the work area using a High-Efficiency Particulate Air (HEPA) Filter; and clean the work area with a detergent solution.

For large isolated areas, such as several wallboard panels, consult experienced health and safety professionals for microbial investigation before remediation; train personnel to handle hazardous materials and equip them with respiratory protection meeting OSHA standards; and seal ventilation ducts in work and adjacent areas with plastic sheeting.

For extensive contamination, including that in HVAC systems, follow the above precautions plus monitor air to determine safety; completely isolate the work area and ventilation ducts from occupied spaces; use an exhaust fan with HEPA filter to generate negative pressurization; provide airlocks and a decontamination room; equip personnel trained in handling hazardous materials with full-face respirators with HEPA cartridges, disposable gloves, and protective clothing covering head and shoes; and use biocides in HVAC systems.

To encourage good tenant and employee relations and for legal protection, it's also important to notify building occupants of large scale toxic mold remediation, along with a description of the remedial measures to be taken with a timetable for completion. It's also essential that the remediator deal with minimizing potential liability, insurance remediation protocol, and safety issues.

"As new strategies are developed to combat mold growth, prevention will also play a part," says Regan. "Already remediators such as PDGE are partnering with builders to test and implement mold-inhibiting coatings that can be applied to new or existing structures. Prevention will be an important tool in heading off mold at the pass, and insurers and property professionals should be looking at that option as well to limit future mold claims and liability."

PDG Environmental, Inc., a national environmental remediation contractor with local presence and service, provides up to $10 million of liability protection through A++ rated insurance companies and can provide performance bonds for the largest projects. PDGE is a member of both the AMIAQ and IAQA, and has both CMRS and CMR certified specialists. PDGE customers include many Fortune 500 companies. For more information about toxic mold remediation, write to George Westinghouse Technology Center, 1386 Beulah Road, Building 801, Pittsburgh, PA 15235; call 800-972-7341, ext. 16; fax 4l2-243-4900; email sregan@pdge.com; or visit www.pdge.com on the Internet.

Del Williams is a technical writer at Power PR, a public relations firm in Torrance, California. He has 10 years experience in business and education as a writer and editor. Contact: DeIW@PowerPR.Com.