How to Use Disinfectants, Mold Sprays, Biocides, Mold Encapsulants, Fungicides, & Sealant Paints InspectAPedia® -
Mold spray guidelines
Guide to using disinfectants, sprays, and paints to control bacteria, mold, or other indoor environmental problems
Mold prevention, insect pest damage risk reduction, allergen & bacterial hazard reduction in buildings
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This article discusses the use of sprays to address bacterial and mold hazards in buildings. We illustrate when the use of disinfectant or biocidal sprays, fungicides, bleach, paints, and encapsulant coatings are useful, and when they are a mistake.
At MOLD CLEANERS - WHAT TO USE we describe the basics of how to clean off moldy building surfaces and what simple products to use.
At MOLD SPRAYS, SEALANTS, PAINTS (this document) we provide a guide to buying and using fungicidal sprays and sealants.
At MOLD SPRAY SOURCES & TYPES we list suppliers of biocides, fungicidal sealants, and related mold sprays and cleanup products.
Is there evidence of mold or bacterial contamination in the building such as areas of wood, paper, or other material covered with mold or mold-suspect material or signs of a prior sewer backup?
Beware: often the most serious mold we find in buildings is not the "toxic black mold" you see on a building surface, but rather the mold you don't see in building cavities, even on indoor building surfaces, or in fiberglass insulation in a damp or wet area. See FIND MOLD in BUILDINGS, HOW TO and Mold in Fiberglass Insulation for details.
When Is it Good Practice to Use Biocides or Fungal sprays in a Building to Address Bacteria or Mold?
First it is important to physically remove contaminated or moldy materials and debris or materials and debris that have been contaminated with sewage or flood water sludge and mud.
Second it is important to physically clean the contaminated surfaces in a crawl space such as moldy joists or subflooring.
Third, use of a biocide, disinfectant, or surface encapsulating spray as a final step makes people feel more confident about the mold or sewage cleanup, but although this is a widespread practice, the use of biocides is questioned by experts.
One could certainly question the usefulness, effectiveness, and wisdom of spraying carpeting such as shown in our photo. If the carpeting is so infected as to "need" spraying with a disinfectant, it should be removed and the surfaces cleaned instead.
Anabec NG2000™, Anabec X70™ waterborne sealant, and Bioshield BST Protectant RTU75™ are also products used in mold remediation projects.
CalBrite™ (Caltex International) was sold to one of our clients as a biocidal spray but the client's product's package indicated that it was a deck cleaner. The company makes a variety of products used in or on buildings. In general, deck spray products are intended for outdoor use to clean wood-framed decks and deck surfaces. A representative of the company stated that information here is incorrect, but was unwilling to provide specifics. In an unfortunate response to our telephone request for clarifying information, Caltex declined to provide any information whatsoever, and instead threatened litigation, as you can hear in this Caltex recording. Readers can contact company where perhaps they will have better luck obtaining product information.
Fiberlok IAQ 6000 HD™ and Fosters 4051™ (clear coating or pigmented coating available) produce sealants frequently used by mold and flood damage remediation companies.
Microban Nuocide™ ( Microban antimicrobial products) is an example of a broad spectrum biocidal spray that is in wide popular use by mold and flood damage remediation contractors.
Also see Protex™ 63, a sealant and coating formulated for exterior use and Rocima™40 a broad spectrum fungicide.
Some experts also warn that at least some biocides may be irritating or harmful to building occupants, may leave harmful particles, are only temporarily and only partly effective, and may add moisture that adds problems to the building to the question “When should I use biocides during fungal remediation in buildings?” , the short answer is that use of biocides should be avoided if you can. We agree with the following opinion expressed by Dr. Harriet Burge, our favorite teacher and a respected expert in the field of public health:
Biocides, as the word indicates, are designed to kill living organisms. The simplest answer to the question, is to use biocides when you want to kill something.
Answers are never so simplistic, however. Before using a biocide, you should consider the following questions:
Is killing the organism going to make a difference in the remediation outcome? The answer to the first question, at least with respect to fungal growth in buildings, is usually “no”.
Most illnesses and symptoms related to fungal exposure will occur whether or not the fungus is alive or dead.
Also, the use of biocides will only marginally change the speed with which re-growth occurs if suitable moisture
conditions recur. Cases where biocides may affect outcomes are in hospitals where infection of immunocompromised
patients is of concern, in cleaning up bird droppings infested with Cryptococcus neoformans, or as a delay tactic
in areas prone to repeated wetting. Fixing the water problem, or using materials that do not support fungal growth,
are better long-term solutions. See MOLD KILLING GUIDE for more about "killing" mold.
Is the biocide effective against the organisms of concern in this case? The second question is equally important, especially for fungi.
Most biocides were designed to kill infectious bacteria in hospitals and other high-risk environments.
Many biocides that work well against bacteria are essentially useless for the control of fungi. Thus, fungi are highly resistant to ozone, ultraviolet radiation, quarternary ammonium compounds, and many other commonly used biocides. Some of these biocides (e.g., ozone) will inactivate some spores in a population and enhance germination for those remaining. For this reason, reliance on biocides is not recommended for the control of most fungi. Examples of biocides that are effective against fungi are: ethylene oxide (useful as a fumigant for wet, moldy books), formaldehyde in high concentrations, and glutaraldehyde in high concentrations. None of these are recommended for use except under exceptional circumstances due to their potential toxicity.
Is exposure to the biocide more or less dangerous than exposure to the living agent(s) of concern? For any biocide, it is important to weigh the risks of human exposure to the biocide against the potential benefit of reducing human exposure to the fungal species targeted. For many infectious disease agents for which most biocides were designed, the disease is far worse than exposure to the biocide. So the answer is, for nonspecific building-related symptoms, the risk tradeoff is not so clear-cut.
If possible, biocide use should be avoided.
If there is a logical reason to use biocides in a specific case, then care must be taken to insure that
the biocide will be effective and that human exposure to the biocide will be minimized. -- Dr. Harriet Burge EM Lab by email 8/30/04
Also see MOLD CLEANING MISTAKES for a master list of the principal ways that people foul up mold cleanup projects.
When is it Good Practice to use Mold Paints, Fungicidal Sealants and Encapsulant Sprays in a Crawl Space or in Other Building Areas?
Surface encapsulant sprays are used by mold and flood damage remediators to knock down remaining airborne particles in the work area and to immobilize (the hopefully very few) particles that remain on surfaces and in crevices of a building area after professional cleaning.
We sometimes see encapsulant sprays applied right on top of thick heavy debris or on building insulation. This is an ineffective shortcut that should be avoided. (Photo at above left).
Our laboratory photo shows how a clear encapsulant spray (Fosters 4051™) produced individual "over spray" dried droplets which captured both small particles and some large fiberglass insulation fragments that were airborne at the time the encapsulant was being sprayed in the remediation area.
Clean, don't just spray: Do not, however, permit the use of biocides, disinfectants, sprays, or encapsulants as a substitute for the physical cleaning that must come first.
Otherwise there is risk that you will leave harmful contaminants and particles in the building, and it is likely that cleanup will be inadequate. Look at the thick debris sprayed-over in this building. Simply stirring the debris shows that this approach was ineffective.
If you are going to apply a mold paint or sealant in a building, be neat and thorough. Don't accept an incomplete, amateur job like the one shown in our photo at left.
Fiberlok IAQ 6000 HD™, Anabec X70™ waterborne sealant, and Fosters 4051™ (clear coating shown at above right) produce sealants frequently used by mold and flood damage remediation companies. Also see Protex™ 63, a sealant and coating t formulated for exterior use.
If your mold cleanup area involves a damp or wet crawl space or basement, be sure to review Crawl Space Dryout Procedures.
Once the building has been cleaned of debris and moldy materials, and building leaks, moisture traps, or crawl space water has removed, and after we've eliminated the sources of building water entry, we are ready to take the next steps to keep the building clean and dry.
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Additional technical contributors & reference sources for this article are listed below.
Use links just below or at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.
Harriet Burge, Harvard School of Public Health, and EM Laboratory, a private mold and environmental testing lab - email to D.F. August, 2004. Dr. Burge is an educator, writer, and consultant in the field of indoor air quality and mold contamination.
Product literature and MSDS sheets for the biocides and fungicidal sealants listed in this article.
US Centers for Disease Control, CDC: www.cdc.gov/ncidod/diseases/hanta/hps/ describes the risks associated with hantavirus.
Directory of Producers of Mold Remediation Products, Fungicidal Sprays, Sealants, Biocides, Washes
We have no financial interest in any of these products. This data was discovered by internet search. We have no
independent scientific data as yet regarding the effectiveness, toxicity, chemical composition, nor durability of these products. Producers of mold remediation products are welcome to Contact Us by email (please, not by telephone) to suggest product listings, website technical content, or technical corrections.
Anabec Systems - 9393 Main St. • P.O. Box 433 • Clarence, NY 14031 see http://www.anabec.com/index.cfm Tel: 800-369-8463 Anabec NG2000™ produces many products used in mold remediation projects.
Bioshield BST - Bioshield BST Protectant RTU75™ - Bioshield Technologies - Bio Shield Technologies
P.O. Box 15,
Clarks Summit, Pa 18411, Tel: 717-489-1728
Fax - 717-489-0228
Email – info@bioshieldtech.com
Web – www.bioshieldtech.com - http://www.bioshieldtech.com/Contact-Us-a/138.htm The company indicates that it
"... offer a wide assortment of ... antimicrobial and personal protection products .... We work with only the industry’s leading manufacturers—DuPont, Agion, Discovery Medical, Anabec Systems, Woodward Labs, ..."
Caltex International Ltd., 60 Presidential Plaza, Suite 1405, Syracuse, NY 13202 Toll Free: 315-425-1040 Email: caltex@caltexinternational.com Website: (deck cleaning) http://www.caltexinternational.com/section/business_opportunities/deck_cleaning/
[Uncooperative in providing technical information]
Fiberlok Technologies, Tel: 800-342-3755 - http://www.fiberlock.com/products/8360.html
MSDS sheets for the company's products can be found at http://www.fiberlock.com/products/msds.html
The company refers website visitors to a dealer locator network and states
"In the event you are unable to locate a distributor near you, please call us at 1-800-342-3755 "
Foster Products, 1105 Frontenac St., Aurora IL 60504, Tel: 800-231-9541, Email: fosterproducts@hbfuller.com - http://www.fosterproducts.com/ -
MSDS sheets for the company's products can be found at http://www.fosterproducts.com/default.aspx?PageID=msds
Microban Antimicrobial Products - http://www.microban.com/. The company indicates that
"Microban® antimicrobial protection is built-in to products during manufacturing to provide continuous antimicrobial product protection. Microban protection can be found in hundreds of consumer, industrial and medical products around the world."
Protex 63, Trask Research, W.M. Barr, P.O. Box 1879, Memphis, TN 38101, - http://www.traskresearch.com/contact.html -
Tel: 1-866-370-2499 The company indicates that
"Protex 63 is an EPA registered fungicidal sealant that seals against mold, mildew, and green algae" and
"Protex™ 63 is a durable, sealant and coating that resists mold, mildew and algal growth. Protex™ dries clear and does not affect the appearance of most surfaces. Protex™ is especially formulated for exterior use."
MSDS data sheets are available from the manufacturer.
Rocima™40, produced by Dow Chemical Company's subsidiary Rohm and Haas, is a
"Broad spectrum, non-metallic liquid fungicide for a wide variety of fungal organisms"
http://www.rohmhaas.com/wcm/products/product_detail.page?display-mode=tds&product=1120851
The MSDS can be found at http://www.rohmhaas.com/wcm/products/product_detail.page?display-mode=msds&product=1120851
Other Mold Cleaning Products, Paint Additives, Fungicidal Sealants, Paints, Coatings
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.
Readers and product suppliers are welcome Contact Us by email (please do not telephone) to suggest additional products to this list and to provide technical literature on product use and effectiveness.
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