SUBFLOOR MOLD - What to Do About Trapped Mold Contamination in Building Flooring Layers InspectAPedia® -
Procedures to test for mold between floor finish flooring subfloor surfaces
Mold suspected between layers of subfloor and finished flooring
OPM: use of other people's money to reduce the consultant's risk?
Where may mold be hidden in buildings
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This article discusses the decision to use test cuts or demolition to search for problematic mold reservoirs between building finish flooring and the subfloor, giving examples of when such investigation is warranted and when it is not.
Our page top photograph shows heavy mold contamination on floor joists and on the visible under-surface of subflooring? What about mold that may be present between the subfloor and the finish flooring above? Is that a problem that justifies demolition of the subfloor?
A Photo Guide to Inspecting Multiple Layers of Flooring & Subfloors or Wall Studs & Sheathing to Inspect for & Remove Hidden Mold
Our two photographs just above demonstrate a procedure we use to inspect for evidence of high levels of mold trapped between layers of flooring and subflooring in a building.
No invasive mold inspection: If inspection of the finish flooring from the room side (above) shows no evidence of water damage to the flooring itself, the probability that a large amount of water entered the space between flooring layers and thus that there is a significant mold reservoir located there is low and further investigation including subfloor test cuts are probably not justified.
Invasive inspection is justified: Where a history of extensive building leaks, water damage, floor damage, and visible mold suggest to the inspector that further investigation is appropriate, inspecting from the area below the suspected floor, select the highest-risk most-likely moldy location by tracing the water leak path, stains, and or visible mold in the building. (Photograph, above left).
Using a hole saw (see more photos below), cut up through the subflooring to expose the under-side of the finish flooring above, in the area of highest risk.
Inspect for mold, studying all of the surfaces exposed by the test cut: the originally-exposed underside of the subflooring where the cut was made, the upper (previously hidden) side of the subflooring now visible on the upper side of the round plug cut out using the hole saw, both sides of kraft paper or building felt used between the subfloor and finish floor, and finally the exposed underside of the finish flooring (photograph, above right).
If mold is visible in this worst-case area, and presuming that tests indicate that the mold is not simply a cosmetic species, additional test cuts to determine the extent or size of the mold reservoir might be justified.
When cutting a test opening to explore a wood floor installed on sleepers over a concrete slab, we use two diameters of hole saws (see photos in the next section.)
First we cut a larger-diameter round hole (say 2.5") through the finish flooring using our hole saw's larger cutting blade. We remove and save the wooden plug created by this step.
Second we cut a smaller-diameter round hole (say 2") through the subflooring to expose the cavity below.
We examine the exposed and inner or hidden surfaces of each plug which is cut, as well as any rosin paper or other material that may be installed between layers of flooring.
Finally, using a flashlight and often a borescope as well, we explore the floor cavity itself for evidence of visible mold, organic mold-friendly debris, insect activity, or evidence of leaks or flooding.
Removing finish flooring, leaving subflooring in place: in cases where the finish flooring was water damaged from building leaks, the flooring will need to be removed as it is nearly impossible to flatten and secure buckled wood flooring in place. Removing the finish flooring exposes the upper side of the building subfloor for inspection. Of course the under-side of the building subfloor can usually also be inspected from below. If the subflooring is plywood and has become water damaged such that it has delaminated, those areas need to be removed and replaced. If the subflooring is intact and sound, it can be left in place, followed by cleaning or mold removal from all exposed surfaces and if appropriate, treatment with a fungicidal sealant.
Leaving subflooring and flooring in place: In cases where there is no other justification for removing the finish flooring (such as water damaged, buckled finish flooring), even if small areas of mold are suspected or detected between the finish floor and subfloor, or between the subfloor and the upper side of floor joists, the combination of limited size of the mold reservoir, the low probability of air and particle movement from between flooring layers into the occupied space, the effects of building dryout, cleaning, and sealing of potential openings and pathways, in most cases will add up to justification for leaving these materials in place.
Wall, floor, or subfloor test cuts for mold
The photo at right shows us cutting a round hole in a wall to expose the wall cavity. We cut high enough above the floor to avoid the sill plate and to give access to the wall cavity itself. We cut close to but not on top of a wall stud, so that when examining the wall cavity we can examine for hidden mold.
How to Make (or not make) Random Test Cuts to Check for Mold in Building Cavities
Random wall test openings: We have little confidence in and are reluctant to simply make random test cuts in buildings. Since water can take
peculiar paths through hidden openings, such as wall plate holes drilled for pipes or electrical wiring or
between single pairs of studs or ceiling or floor joists, cutting a hole that does not reveal a problem
is no assurance at all that no hidden mold problems exist.
When to Make Strip Cuts to Look for Hidden Mold in Building Ceilings or Walls
When there is an ongoing building complaint that makes us suspect hidden leaks or mold, if we strongly suspect a hidden mold problem but have not found its precise location, on occasion it is justified to make a "strip cut" across multiple wall studs or ceiling joists, exposing multiple wall cavities.
What makes a lot of sense sense is to study the building carefully to decide on the building points at most risk
of having been wet from leaks due to construction details or other site observations. That's where one would
make a test cut.
We frequently add text and photos to this series of articles. (See "What MOld Looks Like" and "Stuff that is Not Mold" links at page left).
Readers should also review Mold in Fiberglass Insulation in Buildings at our The Mold Information Center - What to Do About Mold in Buildings
Small amounts of mold can be removed simply by cleaning or removing infected materials, something
most homeowners can handle -- but see the Warning Notice at the end of this article. Some
mold species can make you sick.
OPM: Some Consultants Spend Other People's Money to Reduce Risk For the Consultants, not for the Clients
With this as many topics, even smart people but with no actual field test data to support a view, construct mental models of what they think is happening (yet without a single fact nor shred of evidence) and give aggressive cleanup advice accordingly.
This approach is especially dangerous when the advice suffers what we call the "OPM" problem: that is, Ms. X, the consultant give advice that is safest for her (because the client cannot possibly complain in the future that her advice was not aggressive enough), because the safest (for her) advice does not cost her a dime - the client is the one who pays for the sometimes extreme measures that are suggested.
Consultants who offer OPM-based advice simply playing it safe and they are not earning their fee.
Our photograph (above left) shows extensive demolition performed to remove problem mold on floor framing and subflooring in an older home. In this case the combination of multiple layers of moldy subflooring and flooring combined with a cost comparison of alternative approaches indicated that it was actually less costly to remove the subfloor and clean the joists than to leave the subfloor in place. In other buildings and circumstances it is reasonable and more economical to leave the subflooring in place.
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Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
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
Allergen Tests in Buildings advice about how to test, what to look for, in evaluating the level of dog, cat, or other animal allergens in a building
"IgG Food Allergy Testing by ELISA/EIA, What do they really tell us?" Sheryl B. Miller, MT (ASCP), PhD, Clinical Laboratory Director, Bastyr University Natural Health Clinic - ELISA testing accuracy: Here is an example of Miller's critique of ELISA
http://www.betterhealthusa.com/public/282.cfm - Townsend Letter for Doctors and Patients
The critique included in that article raises compelling questions about IgG testing assays, which prompts our interest in actually screening for the presence of high levels of particles that could carry allergens - dog dander or cat dander in the case at hand.
http://www.tldp.com/issue/174/IgG%20Food%20Allergy.html contains similar criticism in another venue but interestingly by the same author, Sheryl Miller. Sheryl Miller, MT (ASCP), PhD, is an Immunologist and Associate Professor of Basic and Medical Sciences at Bastyr University in Bothell, Washington. She is also the Laboratory Director of the Bastyr Natural Health Clinic Laboratory.
Allergens: Testing for the level of exposure to animal allergens is discussed at http://www.animalhealthchannel.com/animalallergy/diagnosis.shtml (lab animal exposure study is interesting because it involves a higher exposure level in some cases
Allergens: WebMD discusses allergy tests for humans at webmd.com/allergies/allergy-tests
Animal Allergens: Dog, Cat, and Other Animal Dander - Cleanup & Prevention Information for Asthmatics and regarding Indoor Air Quality.
Recognizing Allergens: What various indoor allergens look like - identification photos to help identify pollen, dust mites, animal dander, toxic or allergenic mold - Common Mold and other Allergens, Irritants, Remedies & Advice
Rodent control issues, including dander, fecal, and urine contamination of Buildings and Building insulation are discussed at our
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)
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?
"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
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.
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.
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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