M mold prevention it's in the water 3 hr sa9506


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M mold prevention it's in the water 3 hr sa9506

  1. 1. Mold Prevention: It’s in the Water 2 Continuing Education Credits Instructor: Tim Svoboda
  2. 2. A Moment of Silence
  3. 3. Course Outline <ul><li>The purpose of this course is to familiarize insurance professionals with: </li></ul><ul><ul><li>analyzing a water claim. </li></ul></ul><ul><ul><li>the life cycle of water claims . </li></ul></ul><ul><ul><li>the steps necessary for keeping them from turning into mold claims . </li></ul></ul><ul><ul><li>the documentation required to prove it . </li></ul></ul><ul><ul><li>General information concerning mold claims. </li></ul></ul><ul><ul><li>What’s required to close a mold claim. </li></ul></ul>
  4. 4. Resources IICRC S500 Standard and Reference Guide for Professional Water Damage Restoration IICRC Applied Structural Drying Certification
  5. 5. Insurance Claims Types
  6. 6. $ Spent on insurance claims
  7. 7. Restorative Drying Market <ul><li>Est. 1,000,000 Structures affected each year. </li></ul><ul><li>3 Billion paid out each year </li></ul><ul><li>Small amount paid to restoration vendor </li></ul><ul><li>Cash out </li></ul><ul><li>Drying not attempted </li></ul><ul><li>Construction becomes cost effective </li></ul>
  8. 8. Mitigation? <ul><li>Consists of two segments. </li></ul><ul><ul><li>What can be done before the claim to lessen severity. </li></ul></ul><ul><ul><li>What can be done after the loss to stop secondary damage and lessen severity. </li></ul></ul>
  9. 9. Common Policy Language <ul><li>Protect yourself and others. </li></ul><ul><li>Notify insurance carrier. </li></ul><ul><li>Protect Your Property. </li></ul><ul><ul><li>This might include boarding up windows and salvaging undamaged items. </li></ul></ul><ul><li>Prepare a List of Damaged or Lost Items. </li></ul><ul><ul><li>Keep damaged items until your Claim Handler has visited your home, and consider photographing or videotaping the damage for further documentation. </li></ul></ul><ul><ul><li>Prepare a list of damaged or lost items and provide receipts for those items, if possible. </li></ul></ul><ul><li>Complete and Return Your Claim Forms. </li></ul><ul><ul><li>After you have reported your claim, your Claim Handler will send you important information to assist you and the claim forms that will be necessary for you to complete and return within a certain number of days. </li></ul></ul><ul><ul><li>Read the information carefully and contact your Claim Handler as soon as possible if you have any questions or require additional information. </li></ul></ul><ul><ul><li>Fill out and return the claim forms as soon as possible. </li></ul></ul>
  10. 10. What Should the Homeowner be Doing? <ul><li>Find the source and stop it. </li></ul><ul><li>Check for hazards! </li></ul><ul><li>Move materials at risk to dry area. </li></ul><ul><li>If items are already wet move items from soon to be affected areas first. </li></ul><ul><li>Do not open, unfold or unfurl anything wet. </li></ul>
  11. 11. Timelines <ul><li>Claims should be processed through your offices in under 30 minutes. </li></ul><ul><li>Home owner should be contacted by a claims handler in under 1 hour. </li></ul><ul><li>Claims handler should be on site in under 4 hours. </li></ul><ul><li>Drying should begin now. </li></ul><ul><li>The most common water losses will be dry in 72 hours. </li></ul>
  12. 12. What is a water loss? <ul><li>Water losses are broken into 4 classes and 3 categories. </li></ul><ul><li>Class refers to the physical size of the effected area. </li></ul><ul><li>Category refers to the condition of the water. </li></ul>
  13. 13. <ul><li>Inspect for Class of Loss - </li></ul><ul><ul><li>Size/Involvement of job determine class </li></ul></ul><ul><ul><ul><li>Class 1 – Part of one Room </li></ul></ul></ul><ul><ul><ul><li>Class 2 – The whole room up the walls as much as 24 inches </li></ul></ul></ul><ul><ul><ul><li>Class 3 – The entire room from ceiling down to floor </li></ul></ul></ul><ul><ul><ul><li>Class 4 – Specialty Drying – Hardwood flooring, Ceramic tile, Crawl spaces etc. </li></ul></ul></ul>What comes first?
  14. 14. Class 1
  15. 15. Class 2
  16. 16. Class 3
  17. 19. Categorizing a Water Loss <ul><li>Water losses fall into three categories. </li></ul><ul><ul><li>Category is determined by the source of the water and not the amount as with classes. </li></ul></ul><ul><ul><li>Water loss categories can change quickly if water is allowed to sit. </li></ul></ul><ul><ul><li>All classes and categories should be determined before work begins. </li></ul></ul>
  18. 20. Category 1 <ul><li>Category 1 – Clean Water </li></ul><ul><ul><li>More easily restorable </li></ul></ul><ul><ul><li>Water Heater Leak </li></ul></ul><ul><ul><li>Broken or frozen water pipe </li></ul></ul><ul><ul><li>Toilet Tank overflow </li></ul></ul><ul><ul><li>Sink overflow </li></ul></ul>
  19. 21. Broken Water Line <ul><li>¼” ice maker line can pump ½ to 1 gallon per minute. 700 – 1400 gallons in 24 hours. </li></ul><ul><li>3/8” supply to toilet can pump 2-3 gpm. In 24 hrs that could result in 3,000-4,000 gallons of water. </li></ul><ul><li>5/8” hose for washing machine can pump 10-12 gpm, 14,000-17,000 gallons in 24 hrs. </li></ul>
  20. 22. <ul><li>Category 2 – Gray Water </li></ul><ul><ul><li>Presence of organisms with possible health implications – More materials may have to be discarded – 48 hours to cat 3 - Common sense prevails, know your customer </li></ul></ul><ul><li>Examples: </li></ul><ul><ul><li>Sump pump failure </li></ul></ul><ul><ul><li>Washing machine overflow </li></ul></ul><ul><ul><li>Toilet overflow not involving fecal matter. </li></ul></ul>Category 2
  21. 24. Category 3 <ul><li>Category 3 – Black Water – Health exposure risk – Porous materials must be discarded in accordance with IICRC protocol. Biocides may be necessary, know your customer and use common sense. </li></ul><ul><li>Examples: </li></ul><ul><ul><li>Sewage back-up </li></ul></ul><ul><ul><li>Toilet overflow involving fecal matter </li></ul></ul><ul><ul><li>Flood conditions from outside bodies of water </li></ul></ul>
  22. 25. Black Water Loss – Category 3
  23. 32. What’s happened so far? <ul><li>Homeowners responsibility. </li></ul><ul><ul><li>Loss is discovered, reported and origin dealt with. </li></ul></ul><ul><li>Insurance representatives responsibility. </li></ul><ul><ul><li>Loss has been received, processed and assigned. </li></ul></ul><ul><li>Insurance representative and/or restoration professionals responsibility. </li></ul><ul><ul><li>Claim is inspected and analyzed. </li></ul></ul><ul><ul><li>Drying procedure is established. </li></ul></ul><ul><li>Restoration companies responsibility. </li></ul><ul><ul><li>Procedure is implemented in under 4 hours from time of discovery. </li></ul></ul>
  24. 33. Four Ingredients The Four Ingredients of Drying <ul><ul><li>Extraction </li></ul></ul><ul><ul><li>Air Movement </li></ul></ul><ul><ul><li>Dehumidification </li></ul></ul><ul><ul><li>Temperature </li></ul></ul><ul><ul><li>All drying methods use these four ingredients in different quantities. </li></ul></ul>
  25. 34. Extraction <ul><li>The greatest impact on drying time. </li></ul><ul><li>Extraction is only sufficient when you can no longer squeeze water from carpet pad by hand. </li></ul><ul><li>There are multiple options when choosing an extractor. </li></ul>to From
  26. 35. Extraction Equipment Comparison Taken from: Water Extraction Efficiency testing – Wet study International Society of Cleaning Technicians % removed Carpet % Removed Pad % removed Carpet & Pad % Left Carpet and Pad Gallons left in 100 yds.*2 80.8% 8.3% 42% 58% 203.1 88.5% 75% 81.3% 18.8% 65.6 90.4% 90% 90.2% 9.8% 34.4 86.5% 88.3% 87.5% 12.5% 43.8 Attached To: Light Wand 11” 6 Passes Water Claw 1 pass with wand follow-up Self propelled Hydro X 4 passes Self Propelled Flood Pro 4 Passes
  27. 36. Extraction <ul><li>A square yard of carpet can hold up to 3 gallons of water </li></ul><ul><li>Thorough, meticulous extraction is a must! </li></ul><ul><li>Extraction removes water 1,200 times faster than dehumidification. </li></ul>
  28. 37. Extraction <ul><li>Contains the damage (rust and furniture stains) </li></ul><ul><li>Considerably speeds the drying process </li></ul>
  29. 39. Air Movement <ul><li>This is the next essential step in setting up any structure to dry. </li></ul><ul><li>Air movement is vital in promoting rapid evaporation of moisture from damaged areas. </li></ul><ul><li>Air movers are not created equally. </li></ul><ul><li>Fans should be set every 12 – 16 linear feet along walls at a 45 degree angle touching walls. </li></ul><ul><li>Fan in each wet closet area. </li></ul><ul><li>Larger rooms may require air movers in center of room. </li></ul>
  30. 40. Air Movement (flow) <ul><li>The higher the rate of airflow, the faster the rate of evaporation </li></ul><ul><li>Reduces the chance of mildew and fungi growth by cooling the surface </li></ul><ul><li>However - Airflow alone can produce excessive humidity – decrease drying rates and contribute to secondary damage… </li></ul>
  31. 43. Dehumidification <ul><li>Three Kinds: </li></ul><ul><ul><li>Open drying system utilizing out side environment to dry structure </li></ul></ul><ul><ul><li>Refrigerant Dehumidifiers – Incorporates same technology as air conditioners </li></ul></ul><ul><ul><li>Desiccant Dehumidifiers – Incorporates silica gel drying agents </li></ul></ul>
  32. 44. Temperature <ul><li>We control temperature in order to control dew point. </li></ul><ul><li>Around 70 degrees is optimal. </li></ul><ul><li>The homes HVAC system might be the best dehumidifier available. </li></ul><ul><li>In an open drying system the outside temperature is used. </li></ul>
  33. 45. Psychrometry <ul><li>To be able to determine the atmospheric conditions both inside and outside a structure and apply the findings for successful restorative drying. </li></ul>
  34. 47. Dehumidifier Calculation Worksheet Type of Dehumidifier Class 1 Class 2 Class 3 Class 4 Conventional Refrigerant 100 40 30 N/R Low grain Refrigerant 100 50 40 50 Desiccant 1 ACH 2 ACH 3 ACH 2 ACH Step 1 Calculate the cubic footage of your drying environment. L X W X H = CF Step 2 Define the class of water loss as described above. Step 3 Determine how many pints per day your humidifier removes from air based on the American Home Appliance Manufacturers test condition of 80 degrees F / 60% RH. Step 4 Using the chart above, calculate your total dehumidification needs. This can be calculated by dividing the factor into the total cubic footage of your drying area. This is based on the AHAM per 24 hours.
  35. 48. Dehumidifier Listing Drizair 80-pint conventional refrigerant 40 pints 150cfm @ 8 amps Ebac BD-80-XE conventional refrigerant 40 pints 360cfm @ 8 amps Drizair 110-pint conventional refrigerant 58 pints 150cfm @ 5 amps Drizair 1200 (120 pint) conventional refrigerant 64 pints 227 cfm @ 6.4 amps Drizair 200-pint conventional refrigerant 108 pints 450 cfm @ 12 amps Low Grain Refrigerants Ebac Orian 200 pint low grain refrigerant (LGR) 100 pints 450 cfm @ 8 amps Phoenix 200-pint low grain refrigerant (LGR) 124 pints 250 cfm @ 7.2 amps Drizair 2400 (240 pint) low grain refrigerant (LGR) 148 pints 365 cfm @ 11 amps Phoenix 300-pint low grain refrigerant (LGR) 176 pints 540 cfm @ 12 amps Dri-eaz 2000 110 pints Desiccants Dritec 150-CFM desiccant 48 pints 110CFM @ 10 AMPS Dritec 325-cfm desiccant 135 pints 250CFM @ 16 AMPS
  36. 49. How Many Dehumidifiers? <ul><li>1500 sq. ft house </li></ul><ul><li>8’ ceilings </li></ul><ul><li>1500 X 8 = 12,000 c.f. </li></ul><ul><li>12,000 c.f.  50 (factor) 240 pints per day </li></ul><ul><li>Which of my LGR’s will remove 240 pints per day? </li></ul><ul><li>2 Phoenix 200’s </li></ul>
  37. 50. AHAM – Association of Home Appliance Manufacturers <ul><li>True measurement of an appliance such as a dehumidifier… </li></ul><ul><li>Tested under a controlled environment of 80ºf/60%RH </li></ul>
  38. 51. * Specific humidity ** Relative humidity Types of Dehumidifiers Operates down to Reduces SH* to gpp Reduces RH** down to Standard refrigerant 68 ° (70º - 90º) 55-60 gpp 35% RH Commercial hot gas by-pass 33 º (70º - 90º) 55-60 gpp 35%RH Low grain refrigerant 33 º (70º - 90º) 32-35 gpp 30%RH Desiccant 32 º and less 10-15 gpp 10%RH
  39. 52. What is Mold? <ul><li>A fungus; molds are plants that make spores instead of seeds which float in the air like pollen. They are a common trigger for allergies. Molds are found in damp areas, such as the basement or bathroom, as well as in the outdoor environment in grass, leaf piles, hay, and mulch. </li></ul><ul><li>Water Mold or Oomycetes are a group of filamentous protists, physically resembling fungi. They are microscopic, absorptive organisms that reproduce both sexually and asexually and are composed of mycelia, or a tube-like vegetative body (all of an organism's mycelia are called its thallus). The name &quot;water mold&quot; refers to the fact that they thrive under conditions of high humidity and running surface water. </li></ul>
  40. 53. What is Mold? <ul><li>Molds are microscopic organisms commonly found both indoors and outdoors. Molds, along with mushrooms and yeast, are known scientifically as fungi. Their purpose in nature is to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need a food source - any organic material, such as leaves, wood, paper, natural fabrics, or dirt - and moisture. Since molds grow by &quot;eating&quot; the organic material, they gradually destroy whatever they are feeding on. </li></ul><ul><li>Mold growth on surfaces can often be seen as a colored spot, frequently green, gray, brown, black, or white. Actively growing molds typically produce odors, sometimes described as similar to mildew or ammonia. It is common to find mold spores in the air inside homes and on most surfaces, including clothes, walls, and furniture. Routine housecleaning - including removing visible mold, like that which may occur around showers or bathtubs - helps keep mold spore levels low. </li></ul><ul><li>Molds can begin growing within 24 to 48 hours of a water leak. Therefore, stopping the flow of water and drying out materials as soon as possible reduces the potential for mold growth. Your insurance policy allows you to protect your damaged property from further damage by removing it from the house without jeopardizing your coverage. </li></ul>
  41. 54. What does mold need to grow? <ul><li>Mold seeks MOISTURE, WARMTH, and FOOD, and all three conditions are necessary for it to grow. Mold is most likely to find a place to grow in a bathroom, basement or kitchen, but it can grow in other rooms if conditions are favorable. The climate where you live and the living habits in your household can affect the ability of mold to grow. </li></ul>
  42. 55. What Causes Mold? <ul><li>Humidity or Moisture </li></ul><ul><ul><li>If RH is over 70% for an extended period of time mold growth is almost inevitable. </li></ul></ul><ul><li>Temperature </li></ul><ul><ul><li>Higher temperatures increase RH. Below 70 degrees is best. </li></ul></ul><ul><li>Stagnant Air </li></ul><ul><ul><li>Air movement aids in evaporation and decreases moisture. Use to prevent not to cure! </li></ul></ul><ul><li>Darkness </li></ul><ul><ul><li>UV rays help retard growth. </li></ul></ul>Mold spores are always present but require a favorable environment to become active.
  43. 56. Timelines <ul><li>1 2 3 4 5 6 7 Day </li></ul>Effects of Time on Microbial Contamination Level
  44. 57. What does it really look like?
  45. 59. “ Quick Fixes” Don’t Work <ul><li>Treating mold outbreaks with Lysol, bleach, fumigants or fungicides will not help. Only a few of these products will kill mold. None of them prevent future outbreaks and many of them are harmful to contents, documents and people. </li></ul><ul><li>Do not introduce airflow. Mold spores are airborne. </li></ul><ul><li>Do not wipe off the mold. You are helping it spread. </li></ul>
  46. 61. Mold Remediation <ul><li>6 oversimplified steps to mold remediation. </li></ul><ul><ul><li>Mold testing and remediation requires a professional. Do not attempt to identify, remediate, clean, dry or in any way personally deal with mold. </li></ul></ul>
  47. 62. Find the Cause and Fix It <ul><li>For mold to grow there must be moisture. Find out what is introducing moisture into your environment and stop it. </li></ul><ul><li>Remove the excess moisture. Mop, sponge, vacuum and squeegee standing water out of area. </li></ul>
  48. 63. Isolate the Area Use PPE <ul><li>The affected area must be sealed off from people, objects and areas. </li></ul><ul><li>The area must not be entered without PPE. </li></ul><ul><li>If desired mold can be tested and identified. </li></ul>
  49. 65. Begin Drying <ul><li>Excess moisture has been removed but now the four ingredients of drying will be used to dry the environment. Contents are usually best left in the area. This area will be used as a drying chamber. Once contents are dry mold will go dormant. </li></ul><ul><li>Must be a negative air environment. </li></ul><ul><li>NOTE: If drying cannot be accomplished or will take more then 48 hours to begin contents can be frozen. </li></ul>
  50. 66. Negative Air? <ul><li>Negative air refers to the act of scrubbing the air with a HEPA filtering device and discharging it outside of the sealed environment. </li></ul>
  51. 67. Clean the Contents <ul><li>Area is dry and mold has gone dormant. Do not try to clean active mold! </li></ul><ul><li>Mold must be cleaned in a negative air environment. </li></ul><ul><li>Most solutions require mold to be removed with HEPA filter vacuums. </li></ul><ul><li>Use special attachments including screens and brushes attached to suction so surfaces are not damaged. </li></ul><ul><li>As contents are cleaned they are isolated from room to prevent further exposure. </li></ul>
  52. 68. Clean the Area <ul><li>Area is dry and mold is dormant. </li></ul><ul><li>Follow the same procedures used in contents cleaning. </li></ul><ul><li>All surfaces in the area must be cleaned. </li></ul><ul><li>HVAC components should be cleaned at this time. </li></ul><ul><li>After surfaces appear to be free of mold fungicides can be used. </li></ul>
  53. 69. Is there mold here?……
  54. 70. Is there mold here?……
  55. 72. Eliminate one of these elements & mold won’t thrive! Food Source? Expensive and unlikely Temperature Zone? Bake the house? Moisture? All we need to remove is the excess!
  56. 73. Most assessment of microbial growth is visual! <ul><li>Look for visible growth first. </li></ul><ul><li>Consider potential for hidden growth. </li></ul><ul><li>Is there moisture hidden in the walls, HVAC, etc. </li></ul><ul><li>How far has it/ will it spread? </li></ul><ul><li>Why did the mold start or how did the moisture get there? </li></ul><ul><li>You need to take care of the existing problem, </li></ul><ul><li>consider the chances of the damage reoccurring. </li></ul><ul><li>Is the building envelope the culprit, or possibly the exterior insulated finish systems to blame? </li></ul><ul><li>Determine if a moisture source is a reservoir or an amplifier. </li></ul>
  57. 74. Mold Assessment: Sampling <ul><li>Assesses occupant exposure – Immune Deficiencies </li></ul><ul><li>Determine potential exposures </li></ul><ul><li>Possibly help locate hidden contamination – </li></ul><ul><li>Should not be required in most cases </li></ul><ul><li>Methods – Use a Certified Industrial Hygienist </li></ul><ul><li>Tape Lift </li></ul><ul><li>Bulk Dust </li></ul><ul><li>Swab </li></ul><ul><li>Bulk Material </li></ul><ul><li>Air Sampling </li></ul><ul><li>If you need a directory for CIH’s, try www.aiha.org </li></ul><ul><li>or www.abih.org </li></ul><ul><li>In most cases of 30 square feet or greater, clearance </li></ul><ul><li>testing is highly recommended </li></ul>
  58. 75. Summary: Do You Know Everything? 1. Mold needs three things to grow: Food Source Temperature Zone Moisture 2. The three types of water sources are: Clean – Originate in the environment Gray – Drains or seepage Black – Sewage, rising water 3. New “Techie Terms”: Psychrometry Hygroscopic Microbial
  59. 76. Summary: Do You Know Everything? 4. The Four Drying Tools: Extraction Humidity Control Air Movement Temperature 5. The Difference Between Relative and Specific Humidity is: Relative Humidity indicates how close air is to saturation. Specific Humidity indicates how much moisture is in the air.
  60. 77. Documentation <ul><ul><li>Psychrometric Log </li></ul></ul><ul><ul><ul><li>This log provides Name, address, phone, class, affected area as a %, Temperature, Relative Humidity, gpp, and any other relative notes on this job </li></ul></ul></ul><ul><ul><li>Moisture Mapping </li></ul></ul><ul><ul><ul><li>Diagram of affected area, water line, equipment layout, and any obstacles in the way. </li></ul></ul></ul><ul><ul><li>Work authorization </li></ul></ul><ul><ul><li>Pictures </li></ul></ul><ul><ul><li>All documentation provided for claim file. </li></ul></ul>
  61. 78. Daily Temperature and Humidity Log National Claims Assignment Center: 1-888-907-5907
  62. 79. Psychrometric Log
  63. 80. Equipment Calculator
  64. 81. Equipment Calculator - continued
  65. 82. Moisture Maps
  66. 83. Moisture Maps - continued
  67. 84. “ HOBO” Charts
  68. 85. Questions?