Mould Removal

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After a complete inspection, whether simply a visual inspection or a complete indoor environmental assessment, where mold is discovered, removal should be done immediately.

Due to the hazardous nature of mold, removal should ONLY be done by a Certified Mould Remediation contractor. Even small areas of remediation should be performed using containment in order to prevent the spreading of aerosolized spores to uncontaminated areas during the remediation process.

MSI: specializes in complete remediation of mould contamination in residential, commercial, industrial and institutional buildings.  We perform all work in accordance with strict industry accepted Guidelines and Remediation Protocols.

Summary of the Six Steps of Remediation:

• Step 1. A barrier is established to confine the mould and keep it from spreading during the removal. All surfaces that are not contaminated and are not being removed are protected using polyethylene sheeting. Negative pressure is maintained in the containment area for the duration of the remediation using commercial HEPA grade air scrubbers. During the remediation process the number of mould spores that become aerosolized may be 1000 times higher. If the area is not contained properly by a certified contractor, the mould spores may be spread throughout the building causing extensive contamination.

• Step 2. All affected/contaminated building materials such as drywall, carpeting etc. are removed and disposed of properly. It is very important to minimize aerosolization of mold spores and to ensure that the contamination is not spread to other parts of the building.

• Step 3. Contaminated framing material, floor sheathing, concrete etc. is cleaned using wire brushing, sanding, scraping and state of the art dry ice blasting.

• Step 4. All areas are damp wiped using an all natural fungicide and receive three complete passes using a commercial grade HEPA vacuum to remove any settled spores.

• Step 5. Clearance testing is performed at the end of the remediation and before containment is removed in order to ensure that the mold has been successfully remediated.

• Step 6. Reconstruction work is performed to restore the structural and surface finishing materials to their original state by a General Contractor.

Details of Remediation

What using MSI: includes:

General

• All work will be carried out by our highly trained and experienced Mould Remediation Technicians under the direct supervision of our Team Leaders and/or Supervisors. 

• All work will be carried out in a good workmanlike manner using new materials (unless existing materials are reused where directed/specified for the particular  project).

• All work will be carried out in accordance with our company safety policy.

• $5 million Builder’s All Risk, Public Liability and Employer’s Liability and a minimum of $1 million Mould Remediator insurances will be in place for the duration of the Project.

• All work will be carried out in accordance with the applicable Building Codes, the drawings, remediation protocol, scope of work, specifications, industry guidelines and authorities having jurisdiction, as applicable.

Personnel

Only Personnel trained in the handling of hazardous materials will perform mould remediation. Personal Protective Equipment (PPE) will include:

• Full-face respirators with HEPA filtration cartridges for  chemicals and organic vapors.

• Disposable protective clothing covering head and shoes.

• Latex, vinyl, neoprene or nitrile gloves.

• Work gloves.

• All our Mould Remediation Technicians are fully trained in mould remediation and our Team Leaders and Supervisors are also Certified Hazardous Material Technicians.

Typical Containment Protocol and Procedure to be used

• Full containment will be erected to contain the ‘Contained Work Area – Hot-Zone’ before mould removal and remediation activities commence.

• Complete isolation of work area from other occupied spaces using plastic sheeting sealed with duct tape or similar materials (including ventilation ducts/grills, fixtures and any other openings)

• Negative air machines with HEPA filters to generate negative pressurization.

• All contained areas will include properly sealed plastic sheeting on the ceilings, walls and floors, other than the work area where materials are to be removed. Depending on the nature of the project, the work area where mould is to be removed may not require plastic sheeting on the floors.  The walls and ceilings with no visible mould growth will have plastic sheeting across the ceiling and from the ceiling down to the floor.

• In order to properly seal and create the negative pressure containment the HVAC system may need to be shut down and sealed prior to any remedial activities.  As a precaution, and whenever practical, the HVAC system will be shut down regardless of whether this is a necessity.  All diffusers, vents and intakes must be completely sealed within the containment areas.

• Containment will be erected using fireproof plastic sheeting of the following densities:  Ceiling 4 mil, Walls 6 mil and Floors 10 mil (where possible).

• Containment will be maintained via negative pressure to a minimum of -0.02 inches of water column. This will be checked and logged daily before and after any activities inside the contained area as well as periodically during the workday. Containment pressurization will be operated without interruption 24 hours/day until completion. 

• Containment area will allow a minimum of 4 ACR (air changes) per hour.

• All filters used on site will be functioning properly and disposed of as sanitary waste at the end of the work or when necessary to ensure proper functioning. All venting will be done to the outside of the building where possible, using HEPA filters.

• All areas will be clearly marked as ‘Regulated Containment Area' and the containment area will be secure at all times.

• All surfaces in the contained area including containment barriers will be HEPA vacuumed and cleaned with a damp cloth with a detergent solution and/or Benefect and will be visibly clean prior to the removal of the containment barriers. Three (3) passes of HEPA vacuuming for final cleaning will be performed.  All equipment and tools in the containment areas will be cleaned and decontaminated prior to the removal of containment barriers.

• Cleaning inside the containment area will be conducted from clean working areas towards dirty areas. Cleaning of walls will be from top to bottom and towards the air filtration device.

• Contained area will be free and clear of any debris, dust and mould growth and all surfaces including the containment barriers will have been cleaned as specified at the end of the remediation works.

• Access to the containment area will be restricted to qualified personnel, and the Client under supervision, with appropriate Personal Protection Equipment (PPE) only. Unrestricted access and/or occupancy should not occur until the containment area has been cleared.  Unauthorized entry into the containment area will void all warranty and liability aspects of the work.

• Depending on the nature of the project the containment areas may be video monitored and alarmed in order to ensure security and prevent unauthorized entry.

• Vacating people from spaces adjacent to the work area during mould remediation may or may not be necessary depending on the exact nature of the project.

Decontamination Area Entry Procedures

• All who enter the decontamination area must don protective clothing and respirator protection in the entry room before they enter the regulated area.

Decontamination Area Exit Procedure

The following procedures will be followed in sequence by all personnel.  Before employees leave the regulated area, they will:

• continue to wear their respirators while removing all gross contaminants and debris from their protective work clothing.

• Employees will remove their protective work clothing in the entry room and deposit the clothing into sealable plastic bags or containers for disposal. Respirators will not be removed until they have exited the entry room.

• Respirators will be cleaned whilst donned in the entry room before exiting to the exterior.

Cosmetic Damage

• In order to establish the containment required, polyethylene sheeting and temporary walls may need to be constructed and these need to be sealed against the existing wall, floor and ceiling finishes using adhesive tape and staples.  This may result in cosmetic damage to the finishes in the form of staple holes and on occasions, paint damage when the adhesive tape is removed.

• Repair of damage to any of the existing finishes does not form part of the remediation work – the Client must ensure that this work is part of the contract with the contractor performing restoration/rebuild work.

Rebuilding and Restoration Work

• Unless specifically noted otherwise, the  contract work is for the cleaning and removal and disposal of all contamination as detailed and does not include any rebuilding or restoration work associated with the areas affected by the remediation work.

• It is the sole responsibility of the Client to arrange, at their sole expense, for a General Contractor to perform any and all rebuilding and restoration work.

• Where structural members require removal for whatever reason i.e. if they are heavily contaminated and cannot be cleaned, MSI: will reinstall new members in order to retain the structural integrity.  The additional work will be performed on a fixed price or a time and material basis as agreed with the Client prior to removal of any structural members.

On-site & Off-site Cleaning of Possession and Contents

• If noted as part of the scope of work, personal possessions, contents, etc. will be cleaned using HEPA vacuuming and /or damp wiping with anti-bacterial soapy water or Benefect.  Porous items CANNOT be effectively cleaned and should be disposed of.  Absolutely no warranty is provided with respect to the cleaning of all porous items such as but not limited to sofas, chairs, mattresses, drapes, blinds, paper products, etc.  The Client will accept all responsibility for porous items that the Client chooses to retain.

• All items showing visible mould growth should be disposed of.  If requested by the Client items showing mould growth will be cleaned as best as possible.  Absolutely no warranty or guarantee whatsoever is provided with respect to the complete removal of contamination using on-site cleaning techniques.

• For comprehensive cleaning, all contents should be packed out and transferred out our warehouse cleaning facility for complete cleaning and decontamination.  Once cleaning is completed the contents are repacked and stored until remediation work is completed.  Additional costs apply for all cleaning, moving and storage.

• No liability is accepted for damage to personal property, effects and possessions not cleared from the work area or cleared and cleaned by our personnel.

• All items within the work area that are to be cleaned and retained are to be listed in writing by the Client on a ‘Retained Item Inventory List’.  No liability will be accepted for items disposed of that are not specifically noted on the ‘Retained Item Inventory List’.

Kryoblasting using Dry-Ice

• Where Kryoblasting is specified for a particular project this involves the use of dry-ice blasting technology.  “Rice” grains of dry-ice (frozen carbon dioxide) are used as the abrasive material and are fired, under pressure, using compressed air against the substrate being cleaned.  Upon impact the rice grains sublime (change from solid to vapour state without becoming a liquid) and become carbon dioxide which is vented to the exterior using the negative air machines.  The remaining residue that was removed from the substrate is then simply cleaned-up using standard remediation techniques.  There is NO carbon monoxide produced in this process and there is no toxic pollution created.

• The compressor which runs the blaster is a trailer mounted diesel motor powered unit which must be located on the exterior of the building structure within 25’ of a means of entry (i.e. a door or window).

• The blaster unit is located inside the structure, usually outside of containment wherever possible in order to allow for easy loading of the “rice”.

• The use of the compressor and Kryoblaster is a noisy process and ear protection is required for all employees.  The adjacent space may need to be vacated during blasting operations if the noise level is found to be excessive by the occupants.

• The carbon dioxide in its gaseous state during the blasting operation and when being vented to the exterior is often in a white smoky cloud.  There is no danger from this cloud but the use of the equipment is not discrete.

Changes in Site Conditions

• On site conditions, Client, occupant or third party actions, structural or building envelope system, mechanical system, as well as the passage of time may alter or have altered the overall conditions and environmental status and/or hazards of the areas in question since this inspection and remediation protocol were established.

• If the conditions are different at the start of the project than at the time of the inspection and preparation of the remediation protocol then work will not commence until a revised contract is prepared and agreed to by all parties.

Moisture

• The underlying cause of moisture and water accumulation indoors must be rectified to avoid fungal growth.

• All water intrusion must be rectified, by others and all building materials and surfaces must be completely dry before areas are rebuilt.

Duration of the Project

• The anticipated duration of the project is an estimate of the time required to complete the project on consecutive days from the start date.  Mould remediation is a complex process and often the full extent of the work is not known until the work commences.  MSI: will not be held liable in any way for time overruns associated with completing the work.

• Where unforeseen conditions or changes occur, either associated with the findings during remediation or additional work requested by the Client, then the duration of the project will be extended by the time required to complete the additional work.

Use of Chemical

• Our policy on mould remediation is that the work is done to remove the contamination and we do not use any chemical remediation processes as these are often ineffective and can produce additional problems associated with the chemicals themselves.  In addition, in the case of moulds that produce mycotoxins, the toxin is not removed from the mould spores when they are killed using chemicals therefore the toxic effect on the body caused by the mould spores when inhaled is unchanged.

• At the end of the remediation process all affected areas are treated with Benefect solution.  This is an all natural anti-bacterial and anti-fungicidal solution.  Since mould spores are naturally in all the ambient air it is impossible to remove every spore.  The use of Benefect helps to ensure that future mould growth does not occur and also disinfects the work area.

• The Benefect solution has a citrus type odour which is fairly sweet smelling.  This smell will gradually diminish and will be undetectable after 7to10 days.

• Under no circumstances will chemical biocides, anti-microbial solutions, encapsulates, sealants, gaseous ozone, chlorine dioxide or bleach etc. be used as mould remediation methods /tools.

 Hazard Communication

• When fungal growth requires large-scale remediation, the Client, building owner, manager or employer must notify occupants in the affected area and adjacent areas.  Notification should include a description of the remediation measures and a time frame for completion.

• Individuals with persistent health problems that appear to be related to bioaerosol exposure should see their physician immediately.  Individuals seeking medical attention should provide all information available with respect to the mould contamination to their medical practitioner.

• Containment entry areas will have warning signs posted conveying clearly that the containment area is restricted and no unauthorized entry is permitted under any circumstance.

• The potential serious nature of the work and the effect on the individuals health if they disregard the warnings must be stressed as part of the Hazard Communication.

Post Remediation Clearance Inspection

• If specified or required by the Client, Post Remediation Clearance Inspection and Testing can be performed either by MSI: or by a third party.

• Negative pressure will be maintained until after confirmation from the inspector that the containment can be removed.  Air scrubbers will be shut down 6 hours prior to the inspection and all other equipment, tools, etc. will be decontaminated and removed from the containment prior to the inspection.

• Samples taken at the inspection will be processed within a 24 to 48 hour time frame.  Clearance shall only be granted after these results are available.  Containment will not be removed until written clearance is provided.

• The cost of clearance inspection will be the responsibility of the Client.

• If for any reason the clearance inspection results in a requirement for additional cleaning on the part of MSI: then the cost of a re-inspection will be paid by MSI:.

Furnace and Duct Cleaning

• The cleaning of the furnace and HVAC ductwork system should be performed by a specialist duct cleaning contractor after remediation work is completed.  This cleaning work is not part of the contract and is the sole responsibility of the Client.