Introduction
The following is an updated version of a document I created years ago: Mold Remediation, the Contractor’s Responsibilities, and Post-Remediation Verification Testing. I created it for home owners and remediation companies to help them understand the procedure and logic for determining what needs to be done when an air test is bad or a mold odor is still present after remediation, and mold is not visible.
The issue is the remediation company thinks they did a good job. They may have. They don’t understand the homeowner’s viewpoint - there is still a mold problem somewhere. The issue may be the remediation company did not do a good job.
The only way to know (to find out and solve the lingering problem) is to follow my process, step by step.The following is provided to aid in understanding the process of mold remediation, how post-remediation verification testing is supposed to be done, and what to do when post remediation results indicate a failure.
Most of the time a contractor will suggest they simply run the air scrubber for another day to fix the problem. That’s not going to work. If it does, it didn’t - you just got good air test - something expected if you run an air purifier long enough. Turn it off and the air will return to being contaminated.
There’s a better way.
the Mold Inspector's Responsibilities
It should be the job, goal, and responsibility of a Microbial Consultant (Mold Inspector), to inspect and perform testing as needed to provide a client with a report and mold remediation protocol that if followed, restores a structure to a condition free of any actual mold growth and free of any cross contamination due to settled spores.
Contractor Responsibilities
The contractor should conduct all abatement activities according to the guidelines contained in the IICRC S520 Standard for Professional Mold Remediation.
The contractor shall furnish all labor, material, services, insurance and equipment necessary for the abatement of all microbial-contaminated-materials from the areas identified in the initial investigation and inspection report provided by the mold inspector.
It is possible that after remediation begins, further mold contamination (outside what is in the mold inspection report) is discovered. The scope of the work will then need to be expanded to include the newly discovered mold.
The contractor will not be responsible for the removal of materials outside areas identified in the consultant’s report without a work change order, authorization by the client, and/or adjustments, as necessary, to the initial bid.
Post Remediation Evaluation - Inspecting & Measuring
The contractor shall perform a post-remediation evaluation prior to contacting the consultant [S520 Section 12.2.11].
This evaluation includes a visual inspection and olfactory evaluation to ensure surfaces are visually clean.
It should include moisture measurements to ensure surfaces are dry. Surfaces should be dry prior to scheduling post-remediation verification testing. Mold can re-grown on surfaces that are damp.
Post Remediation Verification - Inspection & Testing
If the client wished to have post-remediation verification testing performed, the Contractor or Client should notify the Mold Inspector when the works areas are ready for Post-remediation verification (PRV) testing.
Post-remediation verification shall consists of a visual inspection, and olfactory assessment, and air sampling.
The consultant should first perform a visual inspection. The visual inspection may include taking surface samples (tape lifts) analyzed by direct microscopic exam for the presence of actual mold growth.
The following comprise the clearance criteria for a visual and olfactory segment of the inspection:
- Signs of mold growth or water damage including enzyme staining if it appears that materials have not been cleaned properly. Enzyme staining is allowed if it appears the surfaces have been sanded and cleaned; and direct microscopic exam of surface samples (tape lift indicates there is no actual mold growth present. If staining extends into areas that can not be reached for sanding and cleaning, then materials (i.e., studs, framing) should have been removed to allow for access to such interstitial spaces for cleaning and restoration.
- Rot
- Unclean conditions
- Musty or mold-like odors.
If any of the above are noted, the remediator shall return to the work are and perform additional remediation and cleaning as needed. Air sampling will not be performed until both satisfactory visual / olfactory inspection results are achieved.
Air Sampling
If conditions pass the visual / olfactory inspection, the consultant will take air samples.
A set of air samples (duplicates) will be taken inside each containment area.
A reference sample should be taken outdoors at the time of testing as the baseline for comparison to the indoor samples.
Air samples should be sent to an independent, accredited laboratory for third party evaluation.
Want to know more?
It covers:
- How to Interpret the Results of Air Samples
- What to do if the air samples DO NOT pass the clearance criteria
- A step-by-step flow chart for the process of testing and what to do if the test results are not ideal - what to tell your contractor - what to do if your house is notas clean and mold-free as it should hbe after remediation is completed.
Disclaimer
The post is designed for educational purposes only. Our goal is to provide information and scientific data as to the potential hazards in the home or office. All the factors to be considered are beyond the scope of this post. We do not assume responsibility for choices or decisions made including those regarding mitigation. The principles presented here should empower the reader to make informed choices. Book a consultation.