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• Use of Fungicidal Sealants and Coatings to Kill Mold or Prevent Mold Growth

This section of our "How to Clean Mold" article discusses the use of fungicidal sealants to reduce moisture uptake and retard future mold growth. This article offers advice on cleaning mold found on surfaces of un-finished wooden building materials such as framing lumber (rafters, floor joists, wall studs), and building roof, wall, and floor sheathing such as plywood, tongue-and groove pine boards, and other structural wood surfaces in buildings.

We discuss the pros and cons of using fungicidal sealants and bleach on wood surfaces and give sources and list types of those products. We also discuss common errors made when cleaning wood surfaces, such as relying on bleach or performing expensive and unnecessary cleaning on cosmetic black mold on wood surfaces. © Copyright 2008 Daniel Friedman, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use the links at page left to navigate this document or to go to Other Resources.

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3. TREAT & SEAL - cleaned lumber or plywood if used indoors - an optional step to reduce retard future mold growth

Optionally, you may elect to treat cleaned lumber by coating its surfaces with a sealant intended for that purpose and following the recommendations of the manufacturer.

Applying Fungicidal Sealants after Mold Remediation

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ADVANTAGES - of applying a fungicidal sealant to retard future mold growth

This photograph, taken during a mold remediation clearance inspection, shows the use of a clear fungicidal sealant applied to previously-cleaned building framing and subflooring. The shiny coating makes evident where the coating has been applied. The transparent nature of the coating permits the inspector, building owner, or a subsequent buyer of the property to view the quality of the cleaning job. Clear encapsulants have this advantage of showing the condition of the coated surface, assuring us that the mold remediator didn't simply "spray-over" a dirty moldy surface. On the other hand, white or pigmented fungicidal paints and sprays are easier to detect, and it's easier to see if the application missed any surfaces that were supposed to be coated.

Here are some advantages of using a fungicidal sealant following mold remediation

• Sealants may reduce future moisture-uptake in wood, making it less quick to support future mold growth
• The use of sealants after a mold cleanup project can immobilize particles left in hard to clean crevices
• Fungicidal or microbial sealants contain a chemical which the manufacturers claim retard future mold growth. However the long-term chemical stability, thus the durability or "lasting power" of the chemical effects may be in doubt. I have been unable to find any long term study of the enduring effect of the fungicidal or microbial effect, and some studies, such as those done on microbially-treated fiberglass duct insulation indicate that the treatment is not long-lived.
• The few remaining particles not removed by cleaning are immobilized - sprays and sealants are never a substitute for cleaning however.

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WARNINGS - about using fungicidal sealants to control mold growth

• Remember to clean: Fungicidal sealants or non-sealant fungicides should not be used as a substitute for physical cleaning of moldy or suspect surfaces and materials. Application of fungicides without cleaning risks leaving high levels of toxic or allergenic particles in the building. Even if a fungicide could "kill" every mold spore, which in my experience is unlikely, non-viable spores may still be toxic or allergenic.
• Biocides or Fungicides which are not sealants have the same shortcomings as sealants and more: they are unlikely to kill 100% of their target, they do not immobilize remaining dust or debris on a surface and they do not provide future moisture resistance.
• Possible health risks of fungicides and disinfectants: If your contractor is planning to use a disinfectant or fungicide on building surfaces be sure to review the chemicals to be used as possible irritants or hazards themselves. The remediation industry is of mixed opinion regarding the efficacy and advisability of using such treatments. Some people have allergic reaction to these chemicals. The contractor should be asked to provide documentation identifying the chemical(s) used, the concentration and manner of application, and the areas where they were applied, as well as providing pertinent health information from the manufacturer, as some occupants or owners may prefer to avoid these chemicals.

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SOURCES & TYPES - of fungicidal or microbial sealants and paints to prevent future mold growth

• http://environmentsensitive.com/air.html Disodium Octaborate Tetrahydrate (DOT)
• http://www.wwenvironmental.com/paint.htm paint additive that includes a mildewcide, website includes MSDS and some product info
• http://www.allergystore.com/mold.htm - Sure Cote [we do NOT recommend using the mold test kit sold by this website]
• http://www.allerx.com/x158.htm = AllerX X-158 claims to protect from mold for 180 days
• Waterglass (Sodium Silicate) used as a binder in paints may also be a possible coating. It is water soluble and produces a "heat resistant and intumescent" film. However to date we have no data regarding its use in this application.
• Fungicidal sealant paints such as Fosters 40-51™ clear coating (here's the Fosters 40-51 MSDS for Foster's 40-51) or Microban™ (here's Microban's web, a typical MSDS for paint containing Microban, and here's a paint supplier's claims)
• (Readers are welcome to contribute additional products to this list.)

We have no financial interest in any of these products. This data was discovered by internet search. We have no scientific data as yet regarding the effectiveness, toxicity, chemical composition, nor durability of these products. We do not recommend using thick plaster or cementious coatings as these are more likely to later crack or leak, trapping moisture inside against the wood and promoting worse mold growth.

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More expert information on this topic

More Information on Building Diagnostic Inspections and Repairs

• Action Guide for Mold: what do I do about mold in my home? Step by step instructions.
• Humidity: What indoor humidity should we maintain in order to avoid a mold problem?
• Mold Levels: allergenic or toxic mold: how much means a problem
• Not Mold, Stuff that is harmless or cosmetic-only
• Ozone Generators Indoors, The Use of for Control of Odors and Mold Removal in Buildings: A Summary of Hazards and False Claims
• Prevention: Avoiding Mold Problems in Buildings by Using Mold-resistant Construction Products & Practices
• Prevention of Mold list of articles on how to Correct the Causes of Mold and Prevent Indoor Mold or other indoor environment problems
• Standards: Mold Cleaning, Remediation, & Clearance Testing Standards list of documents

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