Best Practices: Mold Prevention

In a previous post (here), I shared a few resources related to the general issue of mold on the college campus. In looking beyond simply finding and cleaning-up the problem, I was hopeful to discover best practices for looking ahead and finding ways to prevent the problem. 

In another, more recent post, I shared a very useful example from Eastern Michigan University, that listed mold, not only as a distinct "natural hazard," but actually pulled it out for special consideration as a hazard of its own to be mitigated by the university.  The mitigating actions suggested followed the typical steps of:

Eliminating sources of water intrusion and moisture in the building Upgrading/repairing HVAC systems to maintain adequate humidity and temperature controls Using mold-inhibiting materials in construction

A “Mold Prevention, Assessment, and Remediation Plan” prepared by the University of North Carolina, Pembroke (UNCP), addresses three aspects of the problem: 

• First it details the measures UNCP will take to prevent the formation of mold in its buildings.
• Second, realizing that mold spores are a naturally occurring substance, present in outdoor air, and that no plan will ever entirely prevent the spores from occasionally finding a suitable spot to grow, this plan details how UNCP will take measures to detect the presence of mold early in its growth stages.
• Finally, the plan details how UNCP will remediate mold growth when found, and will be revised as needed as scientific knowledge or regulatory requirements dictate.

Of particular interest here are the actions to be taken to prevent the formation of mold.  The plan notes the EPA’s own guidelines that underscore the ubiquitous nature of mold in the environment:

Molds are part of the natural environment, and can be found everywhere, indoors and outdoors. Mold is not usually a problem, unless it begins growing indoors. The best way to control mold growth is to control moisture…

Molds gradually destroy the things they grow on. You can prevent damage to buildings and building contents, save money and avoid potential health problems by controlling moisture and eliminating mold growth.  

Eliminating all mold and mold spores indoors is virtually impossible, but controlling indoor moisture will control the growth of indoor mold.

Controlling humidity is the key.  With that, the UNCP plan tasks the Facilities Operations personnel with the following activities:

·       Preventative Maintenance of all air-handling units. This will include the following:

o   Monthly filter changes

o   Application of biocide tablets in the condensate pans of air handling units

o   Maintenance of chilled water temperatures to the coils of 45 degrees or less

o   Periodic checks of condensate pans to ensure proper drainage

o   Maintenance of air handling unit fans, motors and belts to ensure proper air flow

·       Preventative Maintenance of Roofs. Roof leaks can be a major source of mold formation in ceilings and walls. Leaks must be addressed as soon as they are detected. Periodic inspections of top floors of buildings should reveal stained ceiling tiles, which typically indicate roof leaks.

·       Preventative Maintenance on toilets, water fountains, laundry rooms. Perform a minimum of monthly inspections of toilets, water fountain areas, and laundry rooms to detect leaks. Leaks will be repaired promptly.

·       Preventative Maintenance on exhaust fans. This will include the following:

o   Monthly checks of fan controls, belts, and motors

o   Monthly checks for leaks around fans

·       Preventative building inspections to detect the presence of mold. Indicators will be actual mold growth on surfaces, musty odors, and stained ceiling tiles. These inspections will be performed on each building monthly.