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Mold Mistakes to Avoid: Inadequate Mold Cleanup Plan;
Incomplete Mold Cleanup
- What are the Main Mold Cleaning Mistakes to Avoid when cleaning removing mold from buildings?
- How to avoid unnecessary mold cleanup cost, inadequate mold remediation plans, and incomplete mold cleanup.
- How to avoid unnecessary mold cleanup problems like cross contamination
- Can we use bleach, ozone, mold sniffing dogs?
- How do we avoid mold reappearance after a mold cleanup?
- Advice on How to Use of Fungicidal Sealants on Wood Building Materials
- MOLD CLEANUP - MISTAKES to AVOID
- Questions & answers about inadequate mold cleanup jobs
- References
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
Mold cleanup mistakes: inadequate mold cleanup plan, too-narrow a scope of work. Here we explain how an inadequate mold cleanup plan can end up costing unnecessarily when hiring a mold cleaning company. This section of our "How to Clean Mold" article describes common mistakes people make when attempting to clean up mold. Avoiding these mold cleanup
errors can save you money and may also avoid dangerous side effects of bleach, mold chemicals, or ozone when improperly applied.
We also discuss common errors made when cleaning wood surfaces, such as relying on bleach or performing expensive and
unnecessary cleaning on cosmetic black mold on wood surfaces.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
MOLD CLEANING MISTAKES people make when cleaning-up moldy building materials and moldy surfaces, continued.
IMPROPER MOLD CLEANUP JOB DEFINITION - inadequate mold inspection, testing, remediation plan
Mold tests with no inspection: The most common complaint we hear from readers is that they have just paid a "mold expert" (read "weekend mold class") to "inspect and test" their building for toxic mold, but the expert, who may have been paid $600. to $2400. did not do a thorough job.
Tests for mold, used without an accompanying building inspection by an expert, are not reliable when they give a negative ("no mold found") result.
 Do the job right: If a professional mold inspection and test was justified in the first place, (see MOLD EXPERT, WHEN TO HIRE), then it the job should have been done with sufficient expertise and thoroughness that the building owners and occupants can have reasonable confidence in the conclusions reached.
Our photo at left shows a very moldy pantry in a home. Even if this is all the mold that was seen, mold growth this heavy suggests damp indoor conditions - it may be appropriate to inspect the building carefully and completely.
If you are betting the health of building occupants and perhaps also many thousands of dollars on the results of a "mold test" then shouldn't the test be thorough and valid?
In our opinion, we'd rather have no tests performed than accept the "findings" of unreliable tests and screens for mold.
 Mold Cleanup Workmanship, Procedures, & Asbestos:
We add that during any building demolition or remodeling you should be alert for other building contaminants that might need attention and which can be most-economically addressed by combining them
into the mold remediation project.
A common example is the discovery of asbestos pipe or surface insulation in a building which
because of its location or condition needs to be encapsulated or removed. Since the technology for mold remediation involves
similar containment and cleaning standards, if you have an asbestos problem at a different area on a moldy building you should discuss
adding that work to the job.
If asbestos materials are in the mold-remediation area and will be disturbed by the mold
cleanup process, removing and cleaning this material will probably be unavoidable and will, unfortunately, add to the cost of the job.
INCOMPLETE MOLD CLEANUP or incomplete removal of moldy materials, or RELYING ON of BIOCIDES, MOLD SPRAYS and MOLD ENCAPSULANT PAINTS
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Leaving moldy insulation that looks "OK" but was wet or was exposed to mold, demolition dust, and debris. See INSULATION MOLD.
Leaving moldy surfaces: from failing to examine the work area and other building areas; leaving moldy areas even outside of the remediation area can prevent a successful clearance inspection and test.
Leaving mold reservoirs that were missed at the initial inspection (client says "just inspect the basement") can also significantly add to the mold cleanup cost if the mold remediation crew has to return to the property to address a moldy area that should have been included in (but was omitted from) the original work plan. (Photo at left shows moldy flooring left under a built-in bureau).
Failure to remove moldy debris or mold-suspect insulation, leaving demolition debris, and just failure to actually sweep up and HEPA vacuum the cleanup area are surprisingly common among un-trained (and lower-initial-cost) mold cleanup company work.
Our photo (left) shows a crawl space that was "sprayed with mold encapsulant) in a $14,000. crawlspace mold cleanup job. Our client did not get what they needed.
Moldy fiberglass insulation was not removed
The crawl space floor was littered with debris
Occasional "where easy" joists had been sprayed - this work was expensive and ineffective.
See MOLD CLEARANCE INSPECTIONS for a description of tests and inspections to be sure that a mold cleanup job has been done properly. A paid professional mold clearance inspection is appropriate if the mold cleanup job itself involved a significant cost. |
 
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Spraying biocides or fungicidal sealants over moldy dust, dirt and debris that should have been removed (photo above right) is a common mold cleanup error. You may be leaving "dead" but toxic or allergenic particles at high levels in the building.
We like biocides as a final wash, and we like fungicidal sealants in problem areas because by reducing the moisture-uptake of wood surfaces they probably retard future mold growth. Our photo (above left) shows a worker applying biocide to carpeting - not a procedure that we recommend. Moldy wall to wall carpets should be removed.
But biocides, fungicidal sprays, and encapsulating mold paints are not an effective substitute for removing the problem mold reservoir in a building. See FUNGICIDAL SPRAY & SEALANT USE GUIDE for additional details.
See MOLD SPRAYS, SEALANTS, PAINTS for a discussion of when where how and why to use biocide or fungicidal sprays and encapsulating mold sprays and paints.
 Here we show the results of a professional and well-executed moldy crawlspace cleanup job during our clearance inspection and test. This crawl space was difficult because building management was reluctant to take the necessary steps to keep out water. See HOW TO PREVENT FUTURE MOLD for a photo of a water entry source at this crawl space.
- The remediator did their best to seal the area against future water intrusion.
- All surfaces had been physically cleaned.
- No demolition dust or debris remained in or out of the work area.
- The remediator finished by coating all wood surfaces in the crawl area with a clear fungicidal sealant - helpful protection against future moisture intrusion and mold growth.
Even with these steps, unless the property manager takes the necessary steps to prevent future water in the crawl space this area could have a new problem, especially if it is re-insulated using fiberglass batts.
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
- Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. (727) 595-4211 mark@BestTampaInspector.com 11/06 and 04/2008
- Critique, contributions wanted: Contact Us to suggest text changes and additions and, if you wish, to receive online listing and credit for that contribution.
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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- Carson Dunlop, Associates, Toronto, have provided us with (and we recommend) Carson Dunlop Weldon & Associates' Technical Reference Guide to manufacturer's model and serial number information for heating and cooling equipment
Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on any number of copies of the Technical Reference Guide purchased as a single order. Just enter INSPECTATRG in the order payment page "Promo/Redemption" space.
- Environmental Health & Investigation Bibliography - our technical library on indoor air quality inspection, testing, laboratory procedures, forensic microscopy, etc.
- Adkins and Adkins Dictionary of Roman Religion discusses Robigus, the Roman god of crop protection and the legendary progenitor of wheat rust fungus.
- Kansas State University, department of plant pathology, extension plant pathology web page on wheat rust fungus: see http://www.oznet.ksu.edu/path-ext/factSheets/Wheat/Wheat%20Leaf%20Rust.asp
- "A Brief Guide to Mold, Moisture, and Your Home",
U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
- US EPA - Mold Remediation in Schools and Commercial Building [Copy on file at /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
- US EPA - Una Breva Guia a Moho - Hongo [Copy on file as /sickhouse/EPA_Moho_Guia_sp.pdf - en Espanol
Mold Contamination Testing, Cleanup, Prevention: references & products
 The Mold Information Center: What to Do About Mold in Buildings, When and How
to Inspect for Mold, Clean Up Mold, or Avoid Mold Problems- Aerobiology, Building Science, Microscopy, & Laboratory References, an extensive technical bibliography
- Allergens: what they look like in buildings
- Associations: Sick House, Sick Building, SBS - Air Quality, Government, Private Associations and Information Resources
- Atlas of Clinical Fungi, 2nd Ed., GS deHoog, J Guarro, J Gene, & MJ Figueras, Centraalbureau voor Schimmelcultures, Universitat Rovira I Virgili, 2000, ISBN 90-70351-43-9 (you can buy this book at Amazon) - The Atlas of Clinical Fungi is also available on CD ROM
- Atlas of Mold Related Illness: Index of Symptoms and health, physical, neurological, psychological, and other complaint which people suspect may be mold or building-related.
- Atlas of Indoor Mold, Online Clinical Mold Atlas, Toxins, Pathogens, Allergens and Other Indoor Particles - Medical Health Effects of Mold (separate online document)
- Black Mold that is Harmless Photos of recognizable, usually harmless black mold on wood, bluestain, ceratocystis, ophistoma
- Building Floods: quick steps after a building flood or plumbing leak can prevent costly mold contamination
- Classes of Mold: what types of cosmetic, allergenic, or toxic mold are a problem? Can mold be cleaned-up successfully?
- Clinical Mold References - Detailed bibliography of mold reference texts
- "A Brief Guide to Mold, Moisture, and Your Home", U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
- "Disease Prevention Program for Certain Vegetable Crops," David B. Langston, Jr., Extension Plant Pathologist - Vegetables, University of Georgia (PDF document) original source: www.reeis.usda.gov/web/crisprojectpages/209797.html
- "Disease Prevention in Home Vegetable Gardens,"
Patricia Donald,
Department of Plant Microbiology and Pathology,
Lewis Jett
Department of Horticulture, University of Missouri Extension - extension.missouri.edu/publications/DisplayPub.aspx?P=G6202
- "Management of Powdery Mildew, Leveillula taurica, in Greenhouse Peppers," Ministry of Agriculture and Lands, British Columbia - Original source: www.agf.gov.bc.ca/cropprot/peppermildew.htm
- Environmental Health & Investigation Bibliography - our own technical library on indoor air quality inspection, testing, laboratory procedures, forensic microscopy, etc.
- Fiberglass: Mold in Fiberglass Insulation© 2005 comments about a field study in process, & more about health hazards from fiberglass insulation - DJF
- Fifth Kingdom, Bryce Kendrick, ISBN13: 9781585100224, is available from the InspectAPedia online bookstore - we recommend the CD-ROM version of this book. This 3rd/edition is a compact but comprehensive encyclopedia of all things mycological. Every aspect of the fungi, from aflatoxin to zppspores, with an accessible blend of verve and wit. The 24 chapters are filled with up-to-date information of classification, yeast, lichens, spore dispersal, allergies, ecology, genetics, plant pathology, predatory fungi, biological control, mutualistic symbioses with animals and plants, fungi as food, food spoilage and mycotoxins.
- Fungi, Identifying Filamentous, A Clinical Laboratory Handbook, Guy St-Germain, Richard Summerbell, Star Publishing, 1996, ISBN 0-89863-177-7 (English) (buy at Amazon)
- Looking for Mold Procedure: what mold is often found where in buildings - simple technical presentation
- Meruliporia: the house eating fungus or "poria"
- Mold Action Guide: Step-by-Step Instructions, What to do about mold, mildew, and other indoor allergens
- MOLD APPEARANCE - WHAT MOLD LOOKS LIKE Photos of what mold looks like in buildings
- MOLD APPEARANCE - STUFF THAT IS NOT MOLD Photos of NOT-mold material that is sometimes mistaken for mold
- MOLD ATLAS & PARTICLES INDEX, Pathogens, Allergens and Other Indoor Particles - Medical Health Effects of Mold (separate online document)
- MOLD BY MICROSCOPE Mold under the microscope - photo identification of the most common indoor molds found in buildings
- Mold FAQs Answers to Most Questions about Indoor Mold, Mold Related Illness, Mold Cleanup, Mold Prevention
- US EPA: Mold Remediation in Schools and Commercial Building [Copy on file at /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
- Mold spores in the Home - a Photo ID Library for detection and identification of mold allergens
- Mold Test Kits - How to Collect and Send Your Own Mold Sample to our mold testing lab or to any mold lab you wish
- Most Common Indoor Molds Found in Buildings, A Table of
- Mycology, Fundamentals of Diagnostic, Fran Fisher, Norma B. Cook, W.B. Saunders Co. 1998, ISBN 0-7216-5006-6 (buy this book at Amazon)
- Ozone Warnings - Use of Ozone as a "mold" remedy is ineffective and may be dangerous.
- Rot concerns in buildings-some building mold such as Meruliporia incrassata "Poria" risks serious rot and hidden structural damage
- US EPA: Una Breva Guia a Moho - Hongo [Copy on file as /sickhouse/EPA_Moho_Guia_sp.pdf - en Espanol
OTHER IAQ ISSUES: How To Find and Address Other Indoor Air or Indoor Environment Contaminants Besides Mold
Mold or allergens may not be the only or even the main indoor environmental contaminant. Don't let media attention to mold
cause so much enviro-scare fear that other, possibly more urgent hazards go un-addressed.
- Fiberglass building insulation and HVAC duct work insulation hazards
- Sewage and Septic backup contamination in buildings: inspection, testing, remediation, & references to expert sources
- Other environmental risks: Asbestos, carbon monoxide,
electromagnetic fields, environmental illness, fiberglass, MCS - multiple chemical sensitivity, toxic gases, etc
- Indoor Gas Sampling Plan
for Residential Buildings lists a number of toxic indoor gases which we test for, depending on the building
complaint and building conditions
- Ozone Warnings - Use of Ozone as a "mold"
remedy is ineffective and may be dangerous.
- Pet control - if you can't say goodbye to your bird, cat, dog, guinea pig, hamster, tropical fish, then limit the
areas they occupy and limit the airflow from that area to sleeping or other areas of the building, use allergenic
bedding, eliminate wall-to-wall carpeting, improve housecleaning including use of a HEPA-rated vacuum cleaner. For more details
see our article Dog, Cat, and Other Animal Dander - Information for Asthmatics and Indoor Air Quality
- Rodents, Mice, Squirrel Control - I find high levels of mouse and rodent dander, fecal dust, and urine-contaminated dust in some buildings,
and high levels of these materials in building insulation in those locations. If you have a mouse problem, particularly if mice and their waste (fecals or urine) are contaminating
the building HVAC or building insulation, may need both steps to clean up or remove infected materials and steps to stop an ongoing
rodent problem. If squirrels are a problem, the cleanup needs to include closing off entry openings into the building. Get some
help from a licensed pest control expert.
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