It always makes me wonder why some consumers pay good money for advice and then ignore it. The previous post where I documented how ice damming coupled with a faulty stucco cladding caused a problem more serious then it needed to be. After performing an indoor air quality assessment focusing on in this case water damage and mold testing I provided a detailed report with specific recommendations on how to address it properly without affecting the inhabitants.

Apparently, from conversations with my staff, the property owners were not happy with what I told them. I guess that sometimes the truth is harder to accept then the illusions you create in your mind. This particular property owner decided to ignore the advice I had given them and decided that the general contractor she brought in (who also recommended me) to oversee the repairs, was a waste of money, and they could GC this project themselves. It was no surprise when we recently received a distress call from the property owner. They had hired their own contractor, who wasn’t a mold remediation contractor, to remove the drywall throughout the house. They created a major problem regarding the fungal mold spores they released from the interstitial wall cavities. The property owners were calling from a hotel where they are now residing after being overcome from the exposure to mold. Apparently, the contractors they hired removed all the wallboard and discovered the wallboard and sheathing along with the framing members were covered with mold. Without experience they didn’t have the sense to stop and insist they get professionals involved. The indoor air quality from the mold was so bad that all the family members experienced health related issues according to information provided by the property owner. Now, they want us to come in and clean up the mess they created. This will now cost them more in terms of financial considerations and upheaval in their daily lives. If only they just listened to the professionals they wouldn’t be going through this emotionally trying situation that they find themselves in right now. We’ll now clean up the mold and have them replace the drywall once the stucco cladding issue is resolved.

It gives me no joy, only sorrow to think, I told you so.

Well, we didn’t get the flooding that the New England area suffered, but we got our share. Now that the groundwater has stopped trickling or pouring in its time to think about what’s next. The next is, if you didn’t get the water damage impacted areas completely dry within 48-72 hours, you’ve got mold growing. The keyword is completely dry. Many property owners have the sense to wet vac up the standing water, rip up the water soaked carpet & padding and turn the fans on. What is often overlooked in finished basements is how water may have wicked up behind the gypsum wallboard and into the insulation. These interstitial cavities can stay wet for weeks and that is just what mold needs to start growing – often unseen. Other areas that require attention are under base cabinets, enclosed steps or anywhere that the circulating air can’t get to. Of course, you should have been running dehumidifiers along with the fans. You might think that is a given but when it comes to mold remediation, there are no givens.

It’s important to remember that basements dry in, not out. High vapor pressure (moisture) is driven to lower vapor pressures. This resulting force of nature will have the moisture migrating up through the floor and through the walls all the time. There is no way a hole dug in the ground and a foundation put into place can dry to the constant 54-55 degree ground even during a drought. So, monitoring relative humidity and controlling it via dehumidification in the spring and summer is a must for almost all foundations.

You add in excessive amounts of water from unusually large snowstorms and a wet spring and you’ve got the perfect recipe for mold growth to occur.

If you didn’t comprehend these principles before, which the average layperson wouldn’t, then you’re probably noticing things like musty odors (a sure sign that mold is growing) or seeing signs of visible mold growth. You might be suffering allergic type symptoms another sign of mold growth and the need for mold testing and mold remediation.

You might be able to clean up the mold growth yourself after mold testing and evaluation by a competent environmental consultant with a background in mold remediation.

Call Advanced Mold Diagnostics for a free telephone consultation to determine what you might need.

Craig Camel

Advanced Mold Diagnostics

Okay, so we understand we have to ventilate our attic spaces, what exactly does that mean to the average layperson?

My apologies to any of my environmental consultant or building science expert friends who might saunter in here. This basic primer is geared more to helping the property owners who don’t understand the basic principles. Keep tuned though, as we’ll move onto some very interesting concepts regarding attics and ventilation concepts and huge energy savings. Well, first off, some of the components that you might see or need to understand would be:

* Soffit vents
* Ridge vents
* Gable vents
* Turbine vents – passive
* Powered fans

Soffit vents are where your roof extends beyond your exterior walls. Not all buildings have this feature. Go outside and look up, you’ll see vinyl or aluminum siding panels anywhere from 6? to 12? or so. There should be perforations for every rafter bay or every foot or two. If you have soffits, but no perforations they can be modified easily. Keeping insulation in the attic from blocking airflow through soffits is addressed by using Styrofoam baffles.

Ridge vents are at the peak of your roof. The sheathing should have a gap 3? to 4? wide. This gap is covered with a breathable membrane or vented piece of aluminum or some other building material. The concept is air will enter the soffit vents and take the heat, moisture and any gases and take them out the ridge vent. This is considered passive ventilation. This is a principle we call the stack effect – think of how heat rises. Proper ventilation will reduce the heat in your attic space in the summer reducing your energy costs and extending the life of your sheathing and shingles. In winter, the lack of proper ventilation has the same ability to create mold growth and the need for mold remediation.

Gable vents are what you generally find on the sidewalls of your building. There is usually one on each side. The wind has to blow in the right direction for them to work well. It’s generally agreed that they are inadequate in performing as well as the combination of soffit and ridge vents.

Turbine vents are amazingly effective as they work off the slightest of breezes and use no energy other than what Mother Nature provides.

Powered fans are just what the name implies, they can be electric or solar which is obviously more energy efficient. Bathroom and dryer vents should never be vented into the attic, as this will create an ideal environment for mold growth. Exhausts should go through the roof to be vented to the outside.

Mold has everything it needs to grow in most buildings and when you add water vapor you complete the formula perfect for mold growth and then you’re looking at degradation of building materials, possible indoor air quality issues and the expense of mold remediation.

Craig Camel, Advanced Mold Diagnostics

IAQA Philadelphia Chapter Workshop

April 23rd, 2010

Villanova Conference Center

The Philadelphia Chapter of the Indoor Air Quality Association is pleased to invite you to our first workshop of the year.

Come join your colleagues at the magnificent Villanova Conference Center in Radnor, PA.

Discussion on The New EPA Guidelines for Lead

Speaker from the EPA will discuss the new guidelines for lead effective April 22, 2010 and how it will impact us all.

Mold Remediation and the Revisions to the IICRC S520

Michael McGuinness, CIH, CET, CIAQP, ABIH-IEQ

Ways to Market your IAQ Business in a Slow Economy

Paul Cochrane, Environmental Marker

Date: Friday, April 23rd, 2010

Time: 8:00am to 1:00pm

In the past 30 days, we have seen almost four inches of precipitation land in the tri-state area. If you are a building owner you may be dealing with problems associated with this heavy volume of rain. Some properties may experience water penetration issues, which may have you feeling like you are in the middle of a bad dream. Wet carpets and wall coverings, wet and/or damaged furnishings, nasty odors can wreak havoc on your holiday atmosphere. Not all buildings leak, but if they do, this is just a partial list of the calamities you’re exposed to. If you own a wet vacuum or have paid large sums of money to have a drain system installed in your basement or crawl space, you will most certainly know what I mean. Personally, I know what it’s like, been there, done that and have the t-shirt and aching back to prove it.

Other problems may be leaking windows or doors that you’re aware of or water penetrating into wall cavities from building defects your not even aware of, which may actually be worse. As I’ve discussed in the past, stucco homes built in the last thirty years are especially susceptible to moisture intrusion due to faulty construction, windows that leak and lack of quality control during the construction process.

As a property owner, did you know that the best time to check your structure is during a storm? So, the next time it rains, put on rain gear and go see how your building is performing.

Here are the top 10 things to check during or right after a storm:

1. Basements/Crawl Spaces

a. Standing or seeping water

b. Musty odor/s

c. Dampness

2. Water pooling around or near your building

3. Gutters overflowing. Could be clogged, pitched improperly or undersized.

4. Downspouts discharging too close to the structure. Should have extensions to move/direct water away.

5. Grading (should have a positive pitch – away from the building)

6. Condensation on windows

7. Mulch built up too high preventing draining of cladding (stucco, brick, stone, etc.)

8. Plantings too close to the foundation

9. Stucco not terminated properly above ground

10. Holes, openings or penetrations through the foundation that are not sealed properly

As building scientists and environmental consultants, our job is to evaluate your buildings performance and identify areas that are failing. If you were fortunate enough not to get water in your home during the recent rains, then put your feet up and enjoy a hot cup of tea. If you did experience problems, you may want to schedule an exterior cladding assessment, an indoor air quality investigation or an energy audit.

Of course, if you did get water, keep us in mind for all your water removal and structural drying needs.

Happy Holidays,

Craig Camel

Advanced Mold Diagnostics

Advanced Building Strategies

The stock market is tanking, unemployment keeps rising and the price of oil is plummeting. What does this all mean to you and me. We’re all watching our pennies right now, from brown bagging to driving less. Does that mean we can forget about watching our energy costs and carbon footprint – I don’t think so. Not when we are worried about diminishing income. Now is the time to start thinking about what and where to cut costs.

As the cold weather approaches what comes to mind for many of us is the rising cost of home heating. Taking an active role in controlling your energy costs is something to start thinking about as the temperature drops. Leaking windows, heat loss through unsealed openings, imbalanced distribution, oversized and undersized systems, can all be remedied with the right information.

Schedule your diagnostic energy audit today and we will show you do-it-yourself ways to make your home energy efficient this season at the same time reducing your carbon foot print.

Advanced Mold Diagnostics will be at the Tri-State ASHI Seminar at the Sheraton Park Ridge Hotel and Convention Center in King of Prussia on Saturday, November 8 and Sunday, November 9.

This seminar is your best chance to get up close and in-depth knowledge on Geothermal and Solar Heating, Private Generator Equipment, Deck Construction and Fireplace Inspections.

For more information about the Seminar contact Tri-State ASHI.

Advanced Mold Diagnostics will be helping to sponsor this event and will have staff available to discuss Stucco Assessments, Indoor Air Quality Investigations, Mold Testing, Mold Remediation and Energy Audits.

A custom home builder called the other day to ask a question. “My stucco contractor wants to add anti-freeze to the mix as he’s putting on the scratch coat tomorrow and there is a frost warning.”

My first response, after picking myself up off the floor, was, “what is he nuts.” This is so typical of what we find out there today. Most of the masonry contractors as well as the general contractors do not know what their doing. The answer lies in understanding the codes. The IRC (International Residential Code) 2006 references (for the first time) the ASTM Standard C-926 and ASTM C-1063. These two standards detail exactly how hard coat stucco and lath should be applied. ASTM C-926 Section 4.5 Water states: Water used in mixing, application, and finishing of plaster shall be clean, fresh for domestic consumption and free of such amount of mineral or organic substances as would affect the set, the plaster, or any metal in the system. Obviously, adding Ethylene Glycol (anti-freeze) does not meet the requirement of “fresh for domestic consumption” unless you have a death wish.

If you are in the process of building a home with a stucco exterior or you are about to have your stucco removed and replaced because it wasn’t applied correctly the first time, give my office a call.

Craig Camel

Advanced Mold Diagnostics

610-328-4350

On October 2, 2008, the IAQA Philadelphia Chapter hosted a workshop at the Villanova Conference Center in Radnor. The Chapter was honored to have one of the most sought after speakers on National and International Environmental issues present at the workshop.

Herman Sabath, PhD, gave a very informative presentation on the use and abuse of biocides, a concept that is readily accepted but frequently misunderstood.

Cole Stanton, VP of National Accounts at Fiberlock Technologies, gave an educational speech on chemicals and coatings in remediation. He also spoke in detail about the revisions and changes to the IICRC-S520 that was released in September 2008.

If you are interested in learning more about the Philadelphia Chapter of the Indoor Air Quality Association, please visit http://www.iaqa.org/chapters/Philadelphia_PA.htm