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MEMO
#1014: Water Infiltration/Preventing Mold and Mildew Damage
- 10/16/02
Introduction:
As all of you are probably aware, there have been an increasing
number of claims relating to mold and mildew damages that
result from water and moisture infiltration problems in properties.
It is Safeguard s goal to assist its clients in preventing
mold and mildew damages from occurring on properties to the
extent possible.
In the
absence of any specific industry guidelines on the prevention
of mold and mildew damages and the handling of water infiltration
problems, the following guidelines have been compiled by Safeguard
by reviewing numerous sources and meeting with experts in
the field.
Safeguard
is adopting the following as its policy in order to protect
its contractors and itself from claims relating to whether
a water or mold condition was pre-existing, whether any damages
constitute mortgagee neglect, and any claim that all items
needing to be addressed to prevent a mold condition were not
properly bid. This policy is effective as of the date of this
memorandum. Please ensure that all property condition reports
and bids for services include, at a minimum, the items listed
below.
Preliminary
Note:
Current Investor/Insurer guidelines (FHA, VA, FNMA, FHLMC)
do not provide any specific instructions or requirements regarding
the handling of mold conditions at vacant properties.
Safeguard
understands that our contractors are not experts in mold testing
and remediation. Given the lack of clear guidelines on these
problems, Safeguard s responsibility at a property is limited
to fully reporting and documenting the condition of a property,
including visible water infiltration and moisture problems
as well as the existence of a visible mold condition to assist
its clients in preventing mold conditions from causing additional
damages. It is your (our) responsibility to check properties
carefully for these issues and accurately report all visible
water and moisture problems at a property and the existence
of possible mold conditions.
As the
current guidelines do not detail specific requirements for
water infiltration and mold problems, any bids that are submitted
to Safeguard to address these issues must follow the below
specifications. These requirements are subject to change at
any time should the industry, or the Investors/Insurers, publish
definitive guidelines on how to address mold and water problems.
Personal
Property:
Please note, mold conditions at a property are not limited
to the real property, they can also exist in the personal
property. Furniture and other household items that have water
damage can also develop a mold condition that can, in some
circumstances, spread to the floors and walls at the property.
Please keep this in mind when inspecting and reporting on
the property condition.
Following
is a list of factors that may cause a mold condition to occur
that you are to look for and report if they exist.
Water/Moisture
Infiltration Problems and Causes:
The following water problems in a building can lead to mold
and mildew conditions.
- floods
- roof
leaks
- water/plumbing
leaks
- sewage
backup
- inoperable
sump pumps
- steam
leaks
- groundwater
infiltration
- water
damaged building materials and furnishings
The following
factors may also contribute in varying degrees to mold growth
at properties:
- Prior
mold conditions. The existence of a prior mold condition
and spores at a property dramatically increases the likelihood
of a reoccurrence of a mold problem. If the underlying cause
of the water infiltration is not rectified, the mold growth
will recur.
- Moisture.
Even in non-flooded areas, mold spores develop when the
conditions are very humid above 60% humidity indoors.
- Humidity.
In conditions with above 60% humidity, wet conditions may
not properly dry and can lead to mold spore development.
- Closed
Environments. Mold spores appear to develop more readily
in enclosed environments where there is little air circulation.
- Temperature.
Most molds grow in moderate temperatures; in very cold temperatures
mold growth substantially slows or ceases.
- Light.
Most molds develop more readily in darker rather than well
lit areas.
- Time.
Mold spores take some time to develop, usually several days
at a minimum. The length of time an item or area remains
wet greatly impacts on whether and how quickly mold spores
will develop.
All areas
of the property must be fully inspected for any signs of water
damage in the real or personal property. Please be sure to
include ceilings, walls, and floors in each room as well as
all of the visible plumbing and fixtures.
Property
Condition Inspection:
If any of the above conditions are noted at a property, the
following guidelines are to be followed.
All evidence
of a prior water condition (pre-existing) and any visible
damages it caused to the real or personal property must be
fully documented on the update and photographs must be provided.
A prior water condition is one where there is no active water
leak into the property and there are no items in or near the
area that remain wet but there is visible indication of a
prior leak (stained walls or ceiling tiles).
For any
active water condition, a bid must be submitted in accordance
with the following along with photo documentation of the water
condition and any damages that the water condition may have
caused. An active water condition is one where there is active
water leakage into the property, standing water in the property,
or any moisture condition from water infiltration on the walls,
ceilings, floors, or personal property.
Bids
and Performance Standards:
For each item listed, the following, at a minimum, must be
a part of the bid submitted, as applicable, and must be completed
upon bid approval.
A. Ceiling
Tile
Bid to remove, dispose of, and replace all wet ceiling tiles.
The only exception would be if ceiling tile has become wet
due to a small steam leak and the shape of the tile has not
been altered. In this situation the ceiling tile can be air-dried
and reused.
B. Drywall/Lathe
Plaster Walls
Bid to remove and replace all water damaged drywall and insulation.
Sheetrock should be cut at least 12" above the moisture
mark.
Wet lathe
and plaster will leach the minerals from the wall and form
a chalky surface. The loose material on the surface will need
to be removed and the surface allowed to dry. The surface
can be painted with an antimicrobial paint.
All hard
surfaces such as block walls etc. should be scrubbed with
a mild detergent followed by a rinse of the surface using
a solution of 1/4 to 1/2 cup bleach per gallon of water. DO
NOT follow this with a clear water rinse since it is desirable
for the bleach to remain. After work is completed, turn the
heat UP and utilize dehumidifier to dry the area.
Contaminated
materials that cannot be cleaned should be removed from the
building in a sealed plastic bag. All items removed must be
photo documented.
All areas
should be left dry and visibly free from contamination and
debris.
CAUTION:
The chlorine in the bleach may cause corrosion, therefore
avoid using on metal surfaces. Instead, use the cleaning procedure
with only a wash with a mild detergent. Also, as bleach may
fade colors, test the bleach solution in an inconspicuous
location before proceeding. USE BLEACH IN A WELL VENTILATED
AREA. DO NOT MIX BLEACH WITH OTHER CLEANING CHEMICALS, ESPECIALLY
THOSE CONTAINING AMMONIA. POISONOUS VAPORS WILL RESULT.
C. Electrical
Consider all wet wiring, light fixtures, electrical outlets
to be shock hazards until it has be checked by a building
inspector and/or electrician. Until then, turn the power off
in the area of the water damage. [Note: Only persons knowledgeable
about electrical shock hazards should shut the power off.]
All electric circuit breakers, GFIs (Ground Fault Interrupters)
and fuses that have become wet need replacing. Switches and
outlets that were wet can be cleaned and reused but, when
in doubt, bid to replace them.
All electrical
motors, light fixtures, etc. that were wet need to be opened,
cleaned and air-dried by a qualified person. Before being
put back into service, inspect the motors, light fixtures,
etc. to ensure no visible moisture/water droplets.
D. Furniture
Upholstered furniture that has become wet due to floods, roof
leaks, sewage backup and ground water infiltration or that
has active mold growth on it should be considered a health
hazard and bid to be removed.
Laminate
furniture whose laminate has become delaminated should be
considered a health hazard and bid for disposal because the
pressed wood under the laminate absorbs water readily and
is hard to dry making mold growth more likely. Furniture made
of particle board or pressed wafer board should be discarded.
The exception would be if the furniture has become wet due
to a steam leak. In this situation, the furniture can be dried
and monitored for fungal growth/odor. If mold growth occurs
or the furniture develops an odor, the particle board/pressed
wood furniture should be discarded.
E. Files/Papers
Papers and boxes that are wet or that have mold growth should
be considered a health hazard and removed. Leaving wet papers
on floors or next to walls can cause mold growth to spread
from the papers to the walls or floors.
F. Carpet
Any carpet that has been contaminated over a large area with
sewage backup should be discarded under controlled conditions
and the entire area disinfected with bleach and water.
Small
areas of carpet contaminated with sewage backup may be cleaned
using the procedure listed for other sources of water. Carpet
that has become wet from floods, roof leaks, steam leaks,
potable water leaks and ground water can be treated as per
the following:
Wet Carpet:
- Bid
to remove all materials (e.g. furniture, file cabinets)
from the carpet.
- Bid
to extract as much water as possible from the carpet using
wet vacuums.
- Bid
to shampoo the carpet with a dilute surfactant.
- Bid
to soak with a 1/4 to 1/2 cup bleach/water solution. Maximum
concentration: a solution of 1 part bleach to 10 parts water.
(see bleach caution above)
- Do
not use a biocide as they are often ineffective in killing
mold spores and may cause reactions in humans.
- Bid
to rinse and extract the carpet with clean water to remove
detergent/bleach residues.
- Commercial
steam cleaning of carpeting can be used in place of bleach.
The vacuum system is housed in a truck. The water is heated
above the boiling point and is used to clean the carpeting.
- Dry
the carpet within 12-24 hours of treatment. After work is
completed, increase the room temperature, and use commercial
dehumidifiers, floor fans or exhaust fans to aid in drying
the carpet.
Wintertime:
If carpet becomes wet during the winter with relatively clean
water, the previous protocol can be used to manage the carpet
and salvage it.
Summertime:
Drying carpeting is usually more difficult in the summertime
than the winter if the carpeting is not in an air-conditioned
space or dehumidifiers are not available. Water damaged carpets
in humid environments often do not dry adequately. Water damaged
carpets in the summer months should be considered a health
hazard and bid for removal accordingly.
Carpet/Mold
Growth
If the carpet develops an odor or visible mold growth is apparent,
the carpeting should be considered a health hazard and bid
for removal accordingly. If carpet that has been previously
treated for water damage develops mold or the smell of mold,
it should be considered a health hazard and bid to remove.
Utilities:
Winter Months: The heat should remain on or be turned on and
set at the appropriate temperature per Investor/Insurer guidelines.
Summer
Months: The air conditioning should remain on or be turned
on and set at the appropriate temperature per Investor/Insurer
guidelines.
Photos:
Please be aware that all bids submitted and all work performed
must be fully documented with before and after photos.
Conclusion/Contact
Information/Future Events:
Safeguard s goal in providing you with this policy statement
is to assist you in fully and properly inspecting and reporting
the condition of a property as it relates to water infiltration
and mold conditions.
Any properties
that have significant mold problems discovered should be immediately
reported so as to allow proper review of whether a mold remediation
or testing is required.
In addition
to your Customer Service SWAT Team Leaders, Safeguard has
put together a team to address all mold related problems.
Any questions you have regarding these requirements, a mold
or water condition at a property, should be addressed to the
following:
Steve
Meyer, HICRD Director: steve.meyer@safeguardproperties.com
(800) 852-8306 ext. 1179
Maryann Ratusnik, HICRD Senior Specialist: maryann.ratusnik@safeguardproperties.com
(800) 852-8306 ext. 1234
If at
any time you do not believe you are qualified to handle a
water or mold condition at a property, please contact the
above immediately.
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