Mold Prevention Techniques

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Mold Prevention Techniques

Multi-Housing News

By Shipp, Ph.D., P.E., USG Corporation

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DECEMBER 08, 2006 -- We are nearing the one-year anniversary of the

formation of the Responsible Solutions to Mold Coalition (RSMC),

which was announced at the National Association of Home Builders'

International Builders' Show earlier this year in Orlando, Fla. USG

Corporation, along with 12 other members recognized that there is an

overabundance of information on mold, much of it difficult to

understand and use, and some of it even misleading or incorrect.

RSMC was launched to provide a single source of accurate, science-

based information on mold, and it is in the process of finding new

and innovative ways to communicate this information to both building

industry professionals and homeowners.

A Ducker Research poll found that 86 percent of building owners who

were involved in a building project believe that mold is a critical

issue. Seventy-four percent of building owners said they have

experienced moisture problems in their buildings, while 44 percent

said they had mold in their buildings. In a similar poll among

builders and contractors, 92 percent said there is a connection

between moisture control and mold/mildew problems. In addition, 64

percent of the contractors and builders interviewed said that mold

control is important in their construction projects, while 43

percent said it was the number one issue.

Two things are clear from this research. First, moisture and mold

are inextricably linked—if you control one, you'll control the

other. Second, controlling moisture and mold is of growing

importance to the building trades and building owners alike. The

mission of RSMC is to educate people that moisture and mold control

are practical goals, but they can only be achieved through better

design, construction and maintenance practices. There is no

simple " silver bullet " solution to preventing moisture and mold

problems.

Increasingly, the building trades and building owners are being told

that mold-resistant products are the answer. Many of these products

are excellent and can play a role in an effective moisture

prevention strategy, but unless they are installed as part of a

building that is well designed, well built and well maintained, they

will not provide the protection needed against both moisture and

mold long term.

Aside from the indisputable connection between moisture control and

mold control, RSMC also wants to communicate the importance of

preventing moisture problems during construction. Warranty and

litigation costs would attest to the importance of doing it right

the first time. When excess moisture is trapped within a structure,

it is only a matter of time before expensive measures must be taken

to correct the problem. Inevitably, the financial and personal costs

of dealing with a mold problem and correcting the underlying

moisture issues exceed the cost of preventing the problems in the

first place.

A common misconception about moisture and mold is that moisture and

mold are the result of energy-efficient design and construction

techniques that make new buildings too tight—and therefore more

likely to trap moisture. Research would show otherwise, and studies

have found as many moisture problems in older buildings as in new

construction. With proper attention to detail, all buildings should

be healthy, comfortable, attractive and energy efficient. Often,

important details are elegantly simple in their form and function.

For example, one common culprit leading to unnecessary moisture

intrusion is improperly installed flashings around doors and

windows. Also, if flashings are not installed at the intersection

where two roof planes meet, it is an invitation to moisture

intrusion.

Another common problem that is becoming increasingly apparent in

multi-occupancy and commercial buildings is that moisture is being

trapped in the building during construction. The causes are many,

but among them is improper scheduling. Because of time pressures,

sometimes interior construction is started before the roof has been

completed. Or wet building materials that have been improperly

stored on the job site are still used, even though they should

either be dried first, or discarded if they are too wet to save.

A third opportunity for moisture intrusion is when concrete floors

are being drilled during plumbing and electrical work using water-

cooled drills. Water may build up on each floor, and if it's not

cleaned up, it ends up being trapped within the structure. The

installation of plaster wallboard and painting also introduces

moisture into a new building. It's important that the building be de-

humidified before construction is completed and occupancy begins.

Sometimes contractors will use heaters instead of dehumidifiers—

often that won't adequately remove the moisture.

Contractors need to make sure the right types of water-resistant

barriers are being installed during construction as well as properly

located vapor barriers. Moisture will seep into walls—what's

important is that it have a way to dry out. Too often, water-

resistant barriers are ignored or improperly installed, and the

result can be a wall that is soaking wet for lack of internal

drainage.

The responsibility for protecting buildings from moisture also falls

on the owner. As part of normal maintenance, those charged with this

responsibility should act as " water detectives. " They need to keep

an eye out for standing water or damp areas in the basement of their

buildings. When they are doing maintenance on an apartment or condo,

they need to pay close attention to musty smells and creeping mold

on bathroom and kitchen walls. Are there adequate ventilation fans

in both bathrooms and kitchens? Are they being used? Is their use

being advised? Are they vented outside? Is there evidence of

insulation that has been tamped down because of a leak? Has the roof

membrane been pierced?

When moisture intrusion is found, mold is bound to follow. Building

owners need to instruct their staffs to move quickly when they see

water intrusion. Find out where the moisture is coming from and

correct the problem. If it's leaking from the outside into the

basement, there may be a grading problem. Perhaps the grading is

directing water into the building. Are gutters properly hung and do

they empty into sewers or drains that take the water away from the

property?

Everyone should have an interest in this important topic. Effective

moisture control means builders steer clear of warranty claims,

callbacks and litigation. Building owners should also care because

of litigation exposure and simply the fact that a dry building will

last longer. While mold is a concern, a " wet " building deteriorates

faster and attracts bugs and other vermin. And the ultimate buyer of

our products—those who either rent or buy units in our buildings—

will be happier and more likely to remain satisfied customers.

Shipp, Ph.D., P.E., is senior scientist at USG Corporation