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SEE A DOCTOR?
MOLD EXPERT, WHEN TO HIRE
MOLD DETECTION & INSPECTION
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WHAT MOLD LOOKS LIKE
ATTIC MOLD
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CARPET TEST GUIDE
CRAWLSPACE MOLD
DRYWALL MOLD
HIDDEN MOLD, HOW TO FIND
INSULATION MOLD
ITCHY FABRICS
MOLD BY MICROSCOPE
MOLD ON DIRT FLOORS
MOLDY CARPETS
PHOTO GUIDE TO STAINS on Indoor Surfaces
STUFF THAT IS NOT MOLD
USING LIGHT TO FIND MOLD

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Mold Action Guide: What to do about mold, mildew, and other indoor allergens
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Enter your search terms Submit search form   Search This Website - InspectAPedia.com Here is a step by step guide on what to do about mold in a building Is mold making someone sick? Do you need to hire a professional to find, test, or remove mold? How to find mold in buildings How to clean or remove mold properly Building floods and mold prevention Mold clearance inspections after cleanup Acceptable or unacceptable mold levels How to prevent mold in buildings

This document provides an easy to understand step-by-step guide for dealing with toxic or allergenic indoor mold and other indoor contaminants: what to do about mold. The steps in this document will be sufficient for many building owners who want to do their own mold investigation, mold testing, mold cleanup, and mold prevention in their home or office. The photo shows a small moldy area in a residential bathroom. Professional remediation was not needed for this cleanup. Extensive, technically detailed in-depth articles are also organized at our Mold Information Center. Use the links at page left to navigate this document or to go to Other Resources. The Green links at left show where you are in our document & website. © Copyright 2008 Daniel Friedman, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left.

Mold "mildew," moisture, in your house or office, building-related illness, involves your physician, medical treatment, sick building investigators, possibly professional cleaning companies, steps to reduce the future creation of mold or other indoor irritants, and possibly the special products to help clean buildings and air.

For each step in the process of diagnosing, identifying, removing, and preventing indoor mold problems in buildings, links to in-depth articles are provided. In some cases in this document I use excerpts from longer dissertations on these subjects. Where I do that I offer a link to the longer, more detailed original documents as well.

SEE A DOCTOR? Should you consult with physicians and knowledgeable indoor environment experts

A simple clue that suggests that one may be suffering from building related illness is the abatement of symptoms when the person with the complaint spends time out of the building. However the converse - when symptoms do not abate - does not rule out a building as a contributor to the complaints.

Some mold-related illness symptoms are slow to diminish, and more than one building can contribute to complaints. Proving with scientific accuracy that a substance in a building has actually caused or aggravated a specific illness is a difficult and costly procedure. A common approach taken by building diagnosticians who are considering whether or not mold in a building is (or could be) making someone sick is simply to look for substances which are believed likely to cause or aggravate illnesses and complaints. If such materials are present at significant levels they should be removed.

Here are some mold sickness references that may be helpful.

• Mold Atlas of Common Indoor Clinical Mold, Pathogens, Allergens, & Other Particles - Medical Health Effects of Mold: Allergenicity, Toxicity, Pathogenicity, Other
• Mold Related Illness, Symptoms of Common and Uncommon Illnesses and complaints caused, or suspected to be caused or aggravated by indoor airborne mold, by physical contact, or other means of mold exposure

Some people should stay away from mold cleanup operations

If you are sick, asthmatic, immune-impaired, suffer from COPD or other respiratory illness, before attempting any mold cleanup yourself you should see your family doctor, allergist, pulmonologist, medical toxicologist, or other appropriate specialist to discuss the chances that the environment might cause or contribute to or aggravate your illness. If you suspect that your illness is caused by or aggravated by conditions in your building you should discuss that with your physician.

And if you are yourself or if people with these characteristics are present: elderly, immune impaired, infant, asthmatic, suffer from COPD or other respiratory or immune disorders or any illness that could be aggravated by exposure to respiratory irritants, VOC's, allergens, mycotoxins, etc., you should be wary of allowing any handling moldy or dusty materials without first checking with your doctor. Medical relocation of certain high-risk building occupants may be needed before moldy materials are disturbed.

DO IT YOURSELF: How to Perform Your Own Mold Inspection, and Check for Mold-Causing Conditions Reduce your exposure to mold: Examine living/working conditions for opportunities to reduce exposure to mold or other allergens. This means don't move your sick mother into a damp moldy basement while you're painting her bedroom. More generally it means you don't need to prove that a specific mold in a building is making you sick to recognize that a problem mold is present and needs to be cleaned-up. But if you are sick, finding out what you've been exposed to might be helpful to your doctor. I've had clients with severe mold-related illness which went unrecognized and mis-treated. If you're ill, ask your doctor if there is any reason to suspect an environmental factor or if there is reason to be extra careful to avoid exposure to mold or indoor allergens.

Find the Mold: Examine living/working conditions to find evidence of any mold or to determine the actual extent of mold problem in the building. In the photograph above, leaks behind and under a bath vanity had produced mold that should be removed (and when rebuilding, steps should be taken to prevent future mold growth). But this small job, less than 10 sq .ft. of moldy material, is well within the abilities of a handyman, plumber, or skilled homeowner who can follow appropriate procedures.

Clean-up Mold: remove or clean up problem mold reservoirs. But don't be fooled into spending an outlandish sum on removing a "cosmetic" mold. Later below you'll read about stuff that is not mold or is only a cosmetic mold.

Find The Causes of Mold: In addition to looking for reservoirs of existing mold, examine the building for evidence of leaks (current or old) or moisture problems as those often define the most-likely mold reservoirs. If there is mold in your attic, has there been a history of basement flooding? Even if you don't see mold on exposed building surfaces, finding mold-producing conditions or events, like traces of leaks into a wall or ceiling, can tell you where a mold problem may be hidden.

The steps in this document - THE MOLD ACTION GUIDE - will be sufficient for many building owners who want to do their own mold investigation, mold testing, mold cleanup, and mold prevention in their home or office. However do-it-yourselfers should pay close attention to what can go wrong. If you haven't already read HIRE A PROFESSIONAL? you should do so now (See links at page left). I encourage healthy, not-at-risk people to handle small mold problems themselves. You don't need to hire an expert to clean up moldy bath tiles or a square foot of moldy drywall. But if you are proceeding on your own, be alert for the discovery that the extent of the problem is large enough that you should stop and bring in a professional.

With these warnings made clear, continue by reviewing the next steps below - by scrolling down or by using the links at the left on any of our web pages.

If you're unsure whether to tackle mold yourself and want to know when to bring in a professional, see HIRE A PROFESSIONAL?

HOW TO FIND MOLD: How to Inspect Homes and Other Buildings for Mold - the Basics of How to Find Problem Mold Indoors Any experienced home inspector can identify conditions that risk water entry or high moisture levels in a house. These conditions promote the growth of mold spores. Mold is a natural organism and it's virtually everywhere. The goal of "zero" mold spores makes no sense. A home inspection is not a reliable indicator of the presence or absence of problem mold unless there is a large non-cosmetic mold reservoir actually visible. In fact often mold samples collected by a non-expert fail to identify the more important mold reservoirs in a building. But the visual inspection of the building by an experienced inspector is a great place to start. if building conditions such as a history of wet conditions have been present, these promote mold growth so mold problems are more likely. If you don't see water stains don't assume there was never a flood or a leak. If a building has had flooding, plumbing leaks, roof leaks, A/C condensate leaks, hidden mold may be at serious levels. Check HVAC equipment and duct work for presence of mold or other allergens. Pay close attention to duct work downstream from air filters and blowers; check blower compartments and duct work for contamination (including dead mice), and check other areas where condensate may have accumulated in duct lines, supporting mold growth. Clean ducts in one area don't assure clean ducts everywhere; a "clean" air test does *not* guarantee no duct contamination either as variations in temperature, moisture, and mechanical disturbance can suddenly release mold spores into the building air. If you don't see mold don't assume a severe mold infection can't be present (behind walls, under carpets, under insulation, in HVAC equipment.) I've found serious toxic mold colonies in walls which showed no external moisture stains nor external mold growth - the clue was other evidence of a history of leaks into the subfloor, confirmed by an impaction air sampler result. Minor changes in building conditions can cause very big variations in the level of airborne mold.Mold may be present or absent at problem-levels in house air depending on variations in humidity, temperature, season, air movement, and physical activity. Not finding airborne mold at a given moment is not an excuse for visual and in some cases invasive inspecting. A home inspection is not an environmental check for unhealthy mold or other bioaerosols or allergens. But if you see moldy conditions, warn your client. Do not be hasty to assert that a specific illness or complaint is caused by mold. The four tests (proposed by Burge, Harvard School of Public Health) are stringent beyond your means as an inspector. Mold at high levels may cause and almost certainly aggravates or contributes to a wide variety of complaints.

More Reading: If you are looking for evidence of a mold problem in a building you should review these articles.

• Mold Detection - What Does Mold Look Like? Mold spores in the Home - a Photo ID Library for detection and identification of mold allergens
• Mold Detection - How to Find and Test for Mold in Buildings - Looking for Mold - A 'how to' photo and text primer on finding and testing for mold in Buildings
• Mold Detection - Stuff that is Not Mold but is often mistaken for it - things you may not want to test. Not all "black mold" is toxic or harmful.
• Mold Detection - using a flashlight to find mold - proper use of a flashlight can help spot mold on paneling and other building surfaces
• Lighting, proper use of: proper aiming of a good flashlight can disclose hard to see but toxic light or white mold colonies on walls.
• Mold spores in the Home - a Photo ID Library for detection and identification of mold allergens.
• How to Find and Test For Mold in Buildings A 'how to' photo and text primer on finding and choosing the right spots to test for mold in buildings
• How to Find Hidden Mold in Buildings - a guide for owners and inspectors, where and how to look
• Hidden Mold Photo Guide shows where to look to find hidden mold in buildings
• Stuff that is not mold but is often mistaken for it - things you may not want to test. Also, not all "black mold" is toxic - here are examples of harmless black mold.
• Simple Adhesive Tape Sampling of Moldy Surfaces - how to send a mold sample to our lab

For more in-depth information on mold investigation in buildings see these articles

• Mold Investigation Tips for Home Inspectors how to find mold, where to look, what is likely to be important. Advice to building inspectors intending to inspect or test for toxic or problematic mold indoors, mold inspection methods, and mold test methods which are valid or invalid
• Mold Testing Methods - Brief Tutorial: Toxic Mold and Toxic Gas Testing Methods Compared - valid vs. invalid tests, recommendations. Lists mold testing methods and protocols, links to longer articles describing air tests for mold, surface tape or bulk mold tests, and gas testing such as MVOC's or toxic gases. Longer articles explain the shortcomings and discuss mold testing protocols.
• Mold Sampling Methods in the Indoor Environment - In-depth article: detailed critique of popular mold testing methods - Is your mold test kit worth the bother?
• Classes of Mold: what types of cosmetic, allergenic, or toxic mold are a problem? Can mold be cleaned-up successfully?
• Levels of Mold: How much toxic or allergenic mold constitutes a problem?
• What Mold and Allergens Look Like: mold identification photos to help identify mold - choosing what to sample in buildings
• Mold Sampling Methods in the Indoor Environment - In-depth article: detailed critique of popular mold testing methods - Is your mold test kit worth the bother?
• Humidity: What indoor humidity should we maintain in order to avoid a mold problem?

HOW TO CLEAN MOLD: How to Clean or Remove Mold, Moldy Debris, Other Indoor Environmental Contaminants Protect the occupants and yourself from mold, demolition dust, debris, cleaning chemicals, etc. Where a large area of cleanup is involved (more than 30 sq .ft.) a professional is usually called to establish negative air in the work area and to install containment barriers of plastic or other material to protect cleaner areas of the building from cross-contamination during the cleanup. If you used a building environmental specialist to inspect and define the scope of work, you should have baseline mold test samples of both the work area and other building areas which will permit you to state definitively, at the end of the cleanup, whether or not the cleanup has caused cross-contamination of other building areas. The spotless cleaning produced for the second photo above was obtained by using a professional who used media blasting to clean these surfaces. Such measures may be needed for large or complex surfaces, but quite often the necessary steps are less technical and less onerous, as we describe next.

Clean or remove mold and moldy debris: The most succinct Mold Remediation or Mold Cleanup Guidelines one could state would be this: the objective is not to sterilize your environment or "kill" mold, steps which are ineffective anyway - the operative words are "clean" or "remove" problem mold and then to correct its cause. We're talking about scrubbing here. It's the physical removal of moldy or allergenic debris that's important, not the surface sterilization.

The second I permit someone to "spray for mold" I can count on them to fail to do an adequate cleanup. Moldy drywall, paneling, trim, carpets, boxes, junk, are removed and disposed-of as construction debris or trash. Be sure to remove insulation that has been wet or smells moldy or has been exposed to high levels of airborne mold. Clean all of the exposed surfaces. You could use water, soapy water, spray cleaners, or if you must, a dilute bleach cleaning solution. But bleaching is not the object. Keep that in mind.

More Reading: Mold Cleaning Procedures & Mold Remediation Standards Guidelines

• How to Clean Moldy Wood Framing & Sheathing How to clean/seal mold from/on exposed lumber or plywood subfloor or roof sheathing indoors - some suggestions based on our field and laboratory research
• Mold Cleaning, Remediation, & Clearance Testing Standards
• Building Floods - Steps to Clean and Prevent Mold Home Page - Advice on Cleaning Mold and Preventing Future Mold after a building flood
list of links to documents including other States: California Mold Cleanup Standards, Texas Mold Cleanup Standards, Pennsylvania Mold Cleanup Standards, EPA, CDC, and other U.S. state, federal, and world mold standards
• How to Find and Test For Mold in Buildings A 'how to' photo and text primer on finding and choosing the right spots to test for mold in buildings
• Media Blasting: Mold Removal by Media Blasting - A test report (complete article, with illustrations) on the effectiveness of baking soda media blasting for cleaning fungal contamination in buildings, Daniel Friedman, Dennis Melandro, originally published in Indoor Environment Connections, Rockville MD, June 2003
• Mold spores in the Home - a Photo ID Library for detection and identification of mold allergens.
• Stuff that is not mold but is often mistaken for it - things you may not want to test. Also, not all "black mold" is toxic - here are examples of harmless black mold.
• MN University of Minnesota - Fungal Abatement Safe Operating Procedure
• NY New York City Mold Remediation Guidelines - Assessment and Remediation of Fungi in Indoor Environments

BUILDING FLOODS: What to do to Prevent Mold Growth After a Building Flood or Burst Pipe

If you scrolled down instead of using the links at left, you can read the most-current version of this article at BUILDING FLOODS - or use the green BUILDING FLOODS link at left

If your building has just been flooded by rising flood waters, a burst pipe, a waste line leak or other event, immediate action may prevent a very costly mold cleanup. Review this checklist. If your building already has an actual or suspected mold problem, review this "Mold Action Guide" web page (this document). If you did not take the steps in "Building Floods" below and are reading this section days or weeks after the flooding event, a comprehensive building survey for hidden mold or other contaminants may be needed before a full building cleanup plan can be made.

For full details of what to do to clean up a building after flooding to remove mold or to prevent mold growth in a flooded building see Building Floods - Steps to Clean and Prevent Mold.

More Reading: For more depth of understanding of mold prevention and cleanup see these articles:

• Building Floods - Steps to Clean and Prevent Mold Home Page - Advice on Cleaning Mold and Preventing Future Mold after a building flood
• Allergy & Mold Products to reduce indoor mold or allergen levels
• Attic Condensation and Ice Dam Leaks - Detection and Correcting Venting and Condensation Problems in Buildings
• Avoiding Mold - Building Floods adds more detailed suggestions about how to respond to avoid mold,
• How to Clean Moldy Wood Framing & Sheathing How to clean/seal mold from/on exposed lumber or plywood subfloor or roof sheathing indoors - some suggestions based on our field and laboratory research
• Humidity: What indoor humidity should we maintain in order to avoid a mold problem?
• Mold-Resistant Building Practices, advice from an expert on how to prevent mold after a building flood and how to prevent mold growth in buildings by selection of building materials and by anti-mold construction details.
• Ozone Warnings - Use of Ozone as a "mold" remedy is ineffective and may be dangerous.

CLEARANCE INSPECTIONS: When & How to Perform a Mold Remediation Clearance Inspection

This chapter is maintained in a separate web page file at CLEARANCE PROCEDURES. This header and link remains in the main document for people who scroll down instead of using the links at left. To read about post mold remediation clearance inspections please use this link.

THE MOLD ACTION GUIDE
SEE A DOCTOR?
MOLD EXPERT, WHEN TO HIRE
DO IT YOURSELF
HOW TO FIND MOLD
MOLD DETECTION
MOLD-WHAT MOLD LOOKS LIKE
MOLD TEST PROCEDURES
MOLD TEST KITS
STUFF THAT IS NOT MOLD
HARMLESS BLACK MOLD
THERMAL TRACKING
STAIN PHOTO GUIDE
MOLDY CARPETS
ITCHY FABRICS
HOW TO CLEAN MOLD
HOW TO KILL MOLD
FLOODS & MOLD CLEAN/PREVENT
MOLD CLEARANCE INSPECTIONS
ACCEPTABLE MOLD LEVEL
AFTER THE MOLD CLEANUP
HOW TO PREVENT MOLD
  More Information on Mold Prevention
  Mold-Resistant Building Practices
  Mold proof drywall? You Must Be Kidding!
  Attic Condensation & Ice Dams
  Humidity Targets for Indoors
  IAQ or Anti Mold Products
OTHER IAQ ISSUES
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HOW TO PREVENT MOLD: Correct the Causes of Mold and Prevent Indoor Mold or other indoor environment problems

There is no point in "cleaning up" or "removing" mold if the underlying causes of a mold problem are not also addressed. Unless the causes, such as leaks or high moisture are corrected, mold will simply recur. Band-Aid approaches like trying to "kill" or "prevent" mold by using chemical sprays, coatings, or air cleaners are insufficient and ineffective at preventing future mold and in some cases (such as ozone) these approaches create their own hazards.

The following articles discuss measures which will substantially reduce the risk of mold growth in buildings. Don't miss Mold-Resistant Building Practices.

In the photo the contractor is pointing out to the owner that wind-blown rain running down the building's wall will enter the wall cavity at the air conditioner penetration because of improper installation and sealing there. Inside we found that the wall cavity was wet and moldy. Proper installation and sealing at building wall and roof penetrations such as roof vents, windows, doors, and trim can prevent many building leaks which in turn reduces the chances of a future mold problem.

• Conditions moving mold downwards from an attic include the following:
  • Mold growth in HVAC ducts or air handlers found in an attic
  • Mold on any attic surface or in attic insulation if it is a species producing airborne spores and if the building uses a whole house ventilating fan, especially if there is inadequate exit venting for the fan operation. This condition pressurizes the attic and moves mold down through various openings into the floors below.
  • Mold on building surfaces in an attic or attic knee wall space which opens onto or has a knee wall common with an upper floor living space such as a bedroom.

• Mechanical Systems (Heating and Air Conditioning Systems) and Mold: HVAC - Heating, Ventilation, Air Conditioning Systems and Duct Work Cleaning and Remediation Issues & Advice about mold are needed from the same expert. I often find that a building owner has paid for "duct cleaning" only to discover that simply opening the air handler unit (AHU) shows a filthy or moldy blower compartment! Thoroughness is important as is the choice of duct replacement materials to reduce the chance of new mold growth and to make the system easier to clean.

• Fresh Air Ventilation / Air-to-Air Heat Exchange: contact local HVAC contractors and see products

These Articles Offer Details on Mold Prevention

• Mold-Resistant Building Practices, advice from an expert on how to prevent mold after a building flood and how to prevent mold growth in buildings by selection of building materials and by anti-mold construction details.
• Mold proof drywall? You Must Be Kidding!
• Moisture control, dehumidification, ventilation: reduce conditions that encourage mold growth
  • Condensation: Detecting and Correcting Attic Condensation and Preventing Ice Dam Leaks in Buildings
  • Humidity: What indoor humidity should we maintain in order to avoid a mold problem?
  • IAQ or Anti Mold Products:Allergy/Asthma, Air Quality, Cleaning, Filtering, Ventilating, Dehumidification Products
  • Contact a home inspector or a local de-watering contractor for inspection and advice

OTHER IAQ ISSUES: How To Find and Address Other Indoor Air or Indoor Environment Contaminants Besides Mold

Mold or allergens may not be the only or even the main indoor environmental contaminant. Don't let media attention to mold cause so much enviro-scare fear that other, possibly more urgent hazards go un-addressed.

• Fiberglass building insulation and HVAC duct work insulation hazards
• Sewage and Septic backup contamination in buildings: inspection, testing, remediation, & references to expert sources
• Other environmental risks: Asbestos, carbon monoxide, electromagnetic fields, environmental illness, fiberglass, MCS - multiple chemical sensitivity, toxic gases, etc
• Indoor Gas Sampling Plan for Residential Buildings lists a number of toxic indoor gases which we test for, depending on the building complaint and building conditions
• Ozone Warnings - Use of Ozone as a "mold" remedy is ineffective and may be dangerous.
• Pet control - if you can't say goodbye to your bird, cat, dog, guinea pig, hamster, tropical fish, then limit the areas they occupy and limit the airflow from that area to sleeping or other areas of the building, use allergenic bedding, eliminate wall-to-wall carpeting, improve housecleaning including use of a HEPA-rated vacuum cleaner. For more details see our article Dog, Cat, and Other Animal Dander - Information for Asthmatics and Indoor Air Quality
• Rodents, Mice, Squirrel Control - I find high levels of mouse and rodent dander, fecal dust, and urine-contaminated dust in some buildings, and high levels of these materials in building insulation in those locations. If you have a mouse problem, particularly if mice and their waste (fecals or urine) are contaminating the building HVAC or building insulation, may need both steps to clean up or remove infected materials and steps to stop an ongoing rodent problem. If squirrels are a problem, the cleanup needs to include closing off entry openings into the building. Get some help from a licensed pest control expert.
• Mold FAQs Answers to Most Questions about Indoor Mold, Mold Related Illness, Mold Cleanup, Mold Prevention
• Mold Info Center Mold Home Page

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