Photograph of clear fungicidal sealant on building framing and subflooring

Guide to Buying Disinfectants, Fungicidal Sealants, Sprays, Biocides used on or in Buildings

  • DISINFECTANTS & SANITIZERS, SOURCES - CONTENTS: Directory of producers/suppliers of disinfectants, sanitizers, & mold sprays. Directory of producers/suppliers of fungicides, fungicidal sprays, fungicidal sealants. Use of Fungicidal Sealants and Anti-Mold Coatings to Kill Mold or Prevent Mold Growth. Mold spray paints, mold prevention by painting?
  • POST a QUESTION or READ FAQs about fungicidal sealants, sanitizers, sprays

Building disinfectants, sanitizers & sealants: This article series lists providers of biocides, disinfectants, sanitizers, fungicidal sealants to reduce moisture uptake and retard future mold growth.

From Anabect to Zep including household bleach mixtures, this article series 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.

This article includes expert quotations from Berry, Block & Morey, providing the the definition of Biocide, Disinfect, Sterilize, Sanitize, Sanitizer, the requirements for fisinfection & biological decontamination in buildings, and a description of the properties of classes of disinfectants: Glutaraldehydes, Iodine and Iodine Compounds (Iodophors), Phenolic Compounds, and Quaternary Ammonium Chloride Compounds (Quats) with comments on how they are used in buildings.

Our page top photo shows a clear fungicidal sealant sprayed on wood framing and subflooring.

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Directory of Producers of Disinfectants, 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 Tel: 800-369-8463 Anabec NG2000™ produces many products used in mold remediation projects. Anabec NG2000™, Anabec X70™ waterborne sealant
  • Bioshield BST - 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 –
    Web – - 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, ..."
    Bioshield BST Protectant RTU75™ are also products used in mold remediation projects.
  • Bleach for surface disinfection in buildings: household bleach
    • Bleach concentration: use a mixture of 3/4 of a cup household bleach per gallon of water (or other concentration recommended by the bleach or disinfectant manufacturer). Only use bleach that is labeled as Sanitizes or Kills Germs

      Technical detail: chlorine bleach solutions in concentrations sufficiently strong to act as disinfectants in a sewage-spill-contaminated building need to be at a concentration of 50 to 1000 ppm (parts per million) for disinfecting surfaces of appliances and food preparation areas. The chlorine concentration necessary for disinfecting walls and floors is 200 ppm.
    • Bleach disinfectant contact time: bleach or similar disinfectants must remain in complete surface contact for at least 20 minutes to be effective. Allow the disinfectant to air-dry on the treated surface. If the bleach solution dries in less than this amount of time an additional application should be made so that total contact time with the disinfectant is adequate.

      Watch out: Be careful using bleach: it is a powerful oxidant and should not contact skin or eyes; never mix bleach with ammonia - the result will be a release of dangerous chlorine gas. Watch out also that the use of bleach on most porous materials is likley to cause discoloration or loss of color.
      See MOLD CLEANUP, BLEACH for more advice.

      Watch out: do not rely on disinfectants, sanitizers, or sealants as a substitute for actual physical washing and cleaning. It is important to physically remove contaminated materials or mold from buildings. Use of sprays or sealants alone is not reliable and is never a substitute for actual cleaning.

      See MOLD CLEANUP - MISTAKES to AVOID where we discuss problems of unnecessary costs, cross contamination, using bleach to "kill" mold, reliance on ozone treatments and other snafus.
      Sanitizing a crawl space is described
      at CRAWL SPACE DRYOUT - home.

      Watch out: reliance on ozone generators is not a safe reliable way to disinfect a sewage contaminated building. If you or your contractor are thinking of using ozone generators in the building,
  • Fiberlok Technologies, Tel: 800-342-3755 -
    MSDS sheets for the company's products can be found at
    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 "
    Fiberlok IAQ 6000 HD™
  • Foster Products, 1105 Frontenac St., Aurora IL 60504, Tel: 800-231-9541, Email: - -
    MSDS sheets for the company's products can be found at
    Fosters 4051™ (clear coating or pigmented coating available) produce sealants frequently used by mold and flood damage remediation companies.
  • Microban Antimicrobial Products - 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."
    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.
  • H2Orange2 Concentrate 117, or Concentrate 118 (EPA registered, lightly scented), Stabilized Hydrogen Peroxide Sanitizer-Virucide*-HBV**, Envirox Corporation, Tel: (800) 281-9604, Website: Quoting product literature:
    Sanitizer Kills 99.99% of commonbacteria(Staphylococcus aureus, Salmonella choleraesuis, Klebsiella pneumoniae, Pseudomonas aeruginosa, Streptococcus faecalis, and Escherichia coli).
    Virucide* Kills 99.9% specified viruses (Herpes Simplex Virus Type 2**, Influenza A2/Japan, HBV** and HIV-1). Unique patented stabilized hydrogen peroxide formula creates a DEEPER clean that leaves behind no residue.
  • Media blasting to clean surfaces, using baking soda, walnut shell fragments, or frozen CO2 is discussed
    at MOLD REMOVAL, MEDIA BLASTING. This is a surface cleaning method well suited to irregular surfaces or shapes. Media blasgint is not a disinfection system.
  • Ozone is sold by some contractors as a building disinfectant, odor killer, or sanitizer.
  • Protex 63, Trask Research, W.M. Barr, P.O. Box 1879, Memphis, TN 38101, - - 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.
    Protex™ 63, a sealant and coating formulated for exterior
  • Pro-Oxine™ is a biocide used in the food industry and other applications. Its product description includes "Bacterial, mold, and odor control throughout the facility" [note that this is not describing a residential application]
  • 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"
    The MSDS can be found at
    Rocima™40 a broad spectrum fungicide.
  • UV radiation reduces the survival time of some (not all ) pathogens, depending on the level of radiation and the duration of exposure.
    See UV ULTRAVIOLET LIGHT WATER TREATMENT for a discussion of UV treatment of drinking water (and its limitations)
    see AIR FILTER OPTIMUM INDOOR for a discussion of UV light treatment of air handler or duct surfaces (and its limitations)
  • Zep FS Amine Z, Zep Manufacturing, is a "Quat sanitizer, Contact: U.S.A. & Canada, Zep, Inc. 1310 Seaboard Industrial Blvd. Atlanta, GA 30318 1-877-I-BUY-ZEP (428-9937, Website:, Italy: Zep Italia, S.R.L., Website:, Tel 39-068266691. Quoting: Zep FS Amine Z is a Concentrated Germicide, Deodorizer, Disinfectant, Virucide and Sanitizer, is a concentrated deodorant and sanitizer containing a “twin chain” type quaternary ammonium compound in a water-based formula. Requires no potable water rinse when used as a sanitizer at 1 oz. per 4 gallons of water. Sanitizes Food contact surfaces in USDA plants at 1 oz per 4 gallons of water. This product fulfills the criteria of Appendix F of the Grade "A" Pasteurized Milk Ordinance, 1978. Recommendation of the U.S. Public Health Services. EPA registered. Zep FS Amine-Z is a member of the Zep GreenLink line of Environmentally Preferred Products (EPP). Widely available.

Other Mold Cleaning Products, Paint Additives, Fungicidal Sealants, Paints, Coatings

Definition of Biocide, Disinfect, Sterilize, Sanitize, Sanitizer

  • Sterilize refers to the statistical destruction and removal of all living organisms. "to make free from living microorganisms" - Merriam Webster This is an old term, dating at least from 1695.

  • Disinfect refers to inanimate objects and the destruction of all vegetative cells (not spores). "to free from infection, especially by destroying harmful microorganisms; broadly, cleanse. - Merriam Webster This is an old term, dating from 1598. New York State DOH defines "disinfect" as "To eliminate virtually all germs from inanimate surfaces through the use of chemicals, or through the use of heat."

  • Sanitize refers to the reduction of microorganisms to levels considered safe from a public health viewpoint. "to make sanitary (as by cleaning or sterilizing); to make more acceptable by removing unpleasant or undesired features. - Merriam Webster This term dates from 1836.

  • A sanitizer: is a product used to disinfect or sanitize, reducing microbiological growth on inanimate surfaces [i.e. not on living animals or plants] .
  • A biocide: this is a broad term referring to any substance, especially a bactericide or fungicide, that kills or retards the growth of microorganisms -"a substance (as DDT) that is destructive to many different organisms" - Merriam Webster with similar definitions at, Merriam Webster and the US EPA.

Requirements for Disinfection & Biological Decontamination in Buildings

Berry (ret. 2014) and Morey (2007) describe the process of disinfection and defines disinfectants,

The processes of decontamination and disinfection will be important to ensure the elimination of pathogens and organisms that were contained in the sewage or that grew during the period of contamination. Even concrete can be colonized and broken down by microorganisms if it is allowed to remain wet and contaminated by organic matter. Chemicals categorized as disinfectants are appropriate in this application.

A disinfectant may be defined as an agent that reduces significant numbers of pathogens on inanimate objects to a level below that expected to cause disease. Disinfectants may not kill spores, however, and, because some bacterial and fungal spores will always be present in the environment, it would not be feasible to attempt to kill all of the spores in an affected area. Emphasis instead should be placed on removal of the substrates, water, and organic matter needed for the growth of spores.

Choice of disinfectants depends on the degree of microbial killing required, the nature of surfaces to be treated, application safety, and the cost and ease of use of available agents. It is recommended that disinfectants be used in accordance with the manufacturer's instructions for use and dilution.

Classes of disinfectants and their common-use dilutions include alcohols (60 to 90% in water), quaternary ammonium compounds (0.4 to 1.6%), phenolics (0.5 to 5%), iodophors (75 ppm), glutaraldehydes (2%), household bleach (sodium hypochlorite, diluted 10%), and hydrogen peroxide (3 to 6%).

The advantages and disadvantages of each of these disinfectants are given in Table 3 [REFERENCES]
. For example, the use of iodophores or low-concentration chlorine compounds would require that little organic matter be present on surfaces, a condition that may be difficult to achieve.

Caution should be used in mixing some disinfectants. For example, mixing chlorine-containing solutions with ammonia or amine solutions will produce extremely toxic vapors, and could have lethal effects on workers or building occupants.

Of critical importance is "contact time". Contact time is the length of time that the disinfectant is permitted to work on the contaminated surface. The contact time must be at least 15 min before additional cleaning and removal of the disinfectant is undertaken. Some disinfectants, such as the phenolics and glutaraldehydes, leave a residue that continues to suppress microbial growth for some time after treatment.
- Berry et als., U.S. EPA ret. 2/2014

The preceding text was quoted from Suggested Guidelines for Remediation of Damage from Sewage Backflow into Buildings, [PDF] M.A. Berry, C. Blackburn, E.C. Cole, W.G. Ewald, T Smith, N. Suazo, S. Swan, Environmental Criteria and Assessment Office U.S. Environmental Protection Agency (MD-52), Research Triangle Park, NC 27711, retrieved 2/4/2014.

This article also appeared as

Berry, Michael A., Jeff Bishop, Claude Blackburn, Eugene C. Cole, William G. Ewald, Terry Smith, Nathan Suazo, Steve Swan, and Mr William G. Ewald. "Suggested guidelines for remediation of damage from sewage backflow into buildings." Journal of Environmental Health 57, no. 3 (1994): 9-15.

Classes of disinfectants

Morey (2007) citing Block (1991) Morey elaborates on classes of disinfectants.

Glutaraldehydes: These agents display a broad spectrum of activity and rapid rate of kill against the majority of microorganisms. Glutaraldehydes are capable of destroying all forms of microbial life including bacterial and fungal spores, tubercle bacilli, and viruses. They are excellent sporicides and will not corrode most materials. Disadvantages include increased peroral, percutaneous, and inhalation toxicity, along with elevated eye and skin irritation.

Iodine and Iodine Compounds (Iodophors): These agents are highly effective, have broad-spectrum antimicrobial capabilities and exhibit some residual properties. Disadvantages include inactivation by organic matter, and vapors may pose a hazard to respiratory organs. Some formulations may stain porous materials an orange-yellow color.

Phenolic Compounds: These agents are stable (less inactivated by organic matter), broad spectrum (generally include antiviral properties), and readily available, and leave a residue. Disadvantages include substantially increased peroral, percutaneous, and inhalation toxicity, along with eye and skin irritation.

Quaternary Ammonium Chloride Compounds (Quats): These agents have a limited spectrum of activity but are capable of killing gram-positive bacteria and fungi, and of inactivating gram-negative bacteria and some viruses. Quats have a naturally pleasant odor, counteract offensive odors, and are excellent cleaners. Ammonium chloride compounds are safer to use than most other disinfectants, because they are less toxic and cause less irritation to the mucus membranes. Quats, when diluted for use, are low in toxicity and irritation. Disadvantages of this class of agents include the facts that they are neither sporicidal nor tuberculocidal and that many formulations exhibit poor results against gram-negative bacteria and some viruses. Also, these compounds are incompatible with anionic cleaners (i.e., mutual neutralization of disinfectant and cleaner) and with the dye blockers in stain-resistant carpet. - Morey (2007)

More Information about mold contamination cleanup procedures

For details about cleaning up mold in buildings, readers should see MOLD CLEANUP GUIDE- HOW TO GET RID OF MOLD.


Also see see TRAPPED MOLD BETWEEN WOOD SURFACES for a discussion of the question of need to remove mold from mated and inaccessible building surfaces.


Continue reading at MOLD CLEANUP GUIDE- HOW TO GET RID OF MOLD or select a topic from the More Reading links or topic ARTICLE INDEX shown below.



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