The Condominum Owners' Guide to Mold
Understanding molds
 | mold can be harmful or helpful - depending on where
it grows.
| mold needs moisture to grow.
| mold does not grow on dry materials.
| mold growing inside a condo can affect the occupants.
| occupants can learn to recognize mold |
| | | |
What are molds?
Molds are microscopic fungi, a group of organisms which
also includes mushrooms and yeasts. Fungi are highly adapted to grow and
reproduce rapidly, producing spores and mycelia in the process.
 You
encounter mold every day. Foods spoil because of mold. Leaves decay and
pieces of wood lying on the ground rot due to mold. That fuzzy black
growth on wet window sills is mold. Paper or fabrics stored in a damp
place get a musty smell that is due to the action of molds.
Molds can be useful to people. The drug Penicillin is
obtained from a specific type of mold. Some foods and beverages are made
by the actions of molds. The good kinds of molds are selected and grown in
a controlled fashion.
Molds are undesirable when they grow where we don’t
want them, such as in homes. Over 270 species of mold have been identified
as living in Canadian homes. Molds that grow inside may be different from
the ones found outdoors.
What makes molds grow?
Molds will grow if we provide them with moisture and
nutrients. If we keep things dry, molds do not grow.
High moisture levels can be the result of water coming
in from the outside, through the floor, walls or roof; or from plumbing
leaks; or moisture produced by the people living in the condo, through
daily activities like bathing, washing clothes or cooking. Water enters
the building when there is a weakness or failure in the structure.
Moisture accumulates within a condo when there is not enough ventilation
to expel that moisture.
Different kinds of molds grow on different materials.
Certain kinds of molds like an extremely wet environment. Other kinds of
molds may be growing even if no water can be seen. Dampness inside the
material can be enough to allow them to grow.
Why are molds a concern?
Damage to materials is one concern. Materials get
stained or discoloured, and over time they are ruined. Moldy paper and
cardboard disintegrate over time. Fabrics are  damaged.
Continued mold growth can be indicative of moisture conditions favorable
for growth of fungi that cause wood rot and structural damage.
When molds are growing inside the home, there may be
health concerns. Molds release chemicals and spores.
Health experts indicate that, depending on the type of
mold present in a home, the amount and degree of exposure, and the health
condition of the occupant, the health effects of mold can range from being
insignificant to causing allergic reactions and illness.
Pregnant women, infants, the elderly and those with
health problems, such as respiratory disease or a weakened immune system,
are more at risk when exposed to mold. Consult your family physician if
you believe there is someone who may be at risk.
How can you tell if it is mold?
Discolouration
Discolouration is a sign of mold. However, all
discolouration is not due to mold. Carpeting near baseboards, for example,
can be stained by outdoor pollution entering the home. Stains or soot may
also be caused by the smoke from burning candles or cigarette. Mold may be
any colour : black, white, red, orange, yellow, blue or violet. Dab a drop
of household bleach onto a suspected spot. If the stain loses its colour
or disappears, it may be mold. If there is no change, it probably isn’t
mold.
Smell/Odour
Sometimes molds are hidden and cannot be seen. A musty
or earthy smell often indicates the presence of molds. But a smell may not
be present for all molds. Even when you don’t notice a smell, wet spots,
dampness or evidence of a water leak are indications of moisture problems
and mold may follow.
When is mold a problem?
| estimate how much mold is growing.
| you can clean up a “small area” of mold yourself.
| for larger mold areas or recurrent mold problems,
seek professional help. |
| |
Is there a mold problem?
Molds are always found in the air outside and in all
buildings. They come into the home in many ways -through open windows or
doors, on clothing, pets, food or furniture. The problem starts when mold
grows inside the unit.
Some mold growing, for example on the window sill but
not elsewhere, is not a cause of concern. You can clean the mold yourself.
The presence of mold is a sign that there is too much moisture in your
condo - a situation which must be corrected.
 Mold
that is isolated inside walls and which cannot easily come in contact with
the occupants is less of an immediate concern but should be dealt with by
the Condominium Board.*
Inspect the condo to find the extent of the mold. Advise
your Condominium Board if you suspect a serious mold problem.
How much mold is growing?
One way is to estimate the area of the mold.
Mold is considered to cover a “small area” if it is
no larger than the size of a standard garbage bag folded in half
(crosswise or lengthwise). If there is another mold patch beyond two
garbage bag lengths away it is considered a separate patch (otherwise it
all counts as a larger patch). Clean up small areas yourself using a
detergent solution, household rubber gloves and a dust mask for
protection.
Small moldy areas may become larger over time if
ignored, so it’s important to clean up and remove even small patches of
mold.
If the patch of mold or all nearby patches (less than
two garbage bag lengths apart) combined are larger than a garbage bag
folded in half but smaller than a 4 x 8 foot sheet of plywood or drywall,
the mold area is considered “moderate.” You can clean up moderate
amounts of mold but you must follow the proper procedures and use the
proper protective equipment.
A mold area is considered “extensive” if a single
patch of mold is larger in area than a sheet of plywood. Being exposed to
this much mold is not a good idea. Do not attempt to clean up large areas
of mold yourself. You need professional help to determine why the mold is
there in the first place and how to clean it up.
When should you seek professional help?
You may need professional help when:
| there is an extensive amount of mold;
| the condo is very damp and moist;
| mold comes back after repeated cleaning; and
| a family member suffers from asthma or respiratory
problems or other health problems that appear to be aggravated inside
the condo. |
| | |
How do you get professional help?
Advise your Condominium Board of mold problems you may
be experiencing. Your Condominium Board will determine if envelope
specialists should be consulted to resolve moisture ingress through the
envelope.
You may wish to seek advice on how you can improve your
own unit. Contact your local CMHC office for a list of individuals who
have completed the CMHC Residential Indoor Air Quality Investigator
program. A trained IAQ investigator, who operates a private business and
sells his/her services, examines the inside indoor air quality conditions
of your condo and documents your concerns. He/she identifies the problems,
finds their sources and suggests solutions in a written report.
Recommendations are provided to you in an action plan that consists of
various options to improve the indoor air quality in your home.
Ask your Condominium Board for names of mold clean-up
contractors -individuals who have been trained to clean up mold.
How to clean up small mold problems
| “small areas” of mold can be cleaned with a
detergent solution.
| wear a mask, safety goggles, rubber gloves and a
long-sleeve shirt.
| seek professional help if there is a lot of mold or
if mold comes back after cleaning. |
| |
“Small area” clean-up
You can clean up “small areas” of mold (less than
the area covered by a garbage bag folded in half) yourself. The minimum
protective wear needed is:
| safety glasses or goggles;
| a disposable dust mask (3M 8210 or equivalent);
| household rubber gloves; and
| long-sleeved shirts and old clothes. |
| | |
Occupants with asthma, allergies or other health
problems should be out of the unit during the cleaning.
Steps to follow in cleaning up small mold areas
Washable surfaces
Scrub with a detergent solution; then sponge with a clean, wet rag and dry
quickly.
Moldy drywall
Clean the surface with a damp rag using baking soda or a bit of detergent.
Do not allow the drywall to get too wet.
Mold that comes back after cleaning is usually an
indication that a source of moisture has not been removed. Seek
professional help from a trained IAQ investigator.
How to clean up moderate mold problems
| clean “moderate areas” of mold, but wear proper
protec-tive equipment and follow precautions.
| notify your condo-minium board of remediation steps
in your own unit.
| seek professional help if there is a lot of mold or
if mold comes back after cleaning. |
| |
If you follow the proper procedures and use the proper
protective equipment, you can clean up “moderate areas” of mold.
“Moderate” means the patch of mold or all nearby patches (less than
two garbage bag lengths apart) combined is larger than a garbage bag
folded in half but smaller than a 4 x 8 foot sheet of plywood.
a) Safety precautions
Wear a half-face respirator with charcoal cartridges, safety goggles,
heavy-duty rubber gloves, disposable coveralls and head covering, and
washable boots.
| Isolate the area to be cleaned with plastic sheeting,
taped to walls and ceiling.
| Family members at higher risk should not be in the
work area during the clean-up. |
|
b) General cleaning
Vacuum surfaces with a vacuum cleaner which has a High Efficiency Par
ticulate Air (HEPA) filter or is externally exhausted. Scrub or brush the
moldy area with a mild detergent solution. Rinse by sponging with a clean,
wet rag. Repeat. Dry quickly.
c) Cleaning wood surfaces
Vacuum mold from wood surfaces using a HEPA or externally exhausted
vacuum. Skip the vacuuming step if the wood is wet. Wipe down with full
strength bleach, then sponge with a clean, wet rag. Bleach fumes are
harmful – provide good ventilation and don’t mix bleach with
detergents that contain ammonia. Extract the moisture using a dry/wet vac
and/or clean, dry rags. Accelerate the drying with fans and open windows.
If the relative humidity outside is high, use a dehumidifier. The wood
should not be allowed to remain wet for more than a day.
d) Cleaning concrete surfaces
Vacuum the concrete surfaces to be cleaned with a HEPA or externally
exhausted vacuum cleaner. Clean up surfaces with detergent and water. If
the surfaces are visibly moldy, use TSP (trisodium phosphate). Dissolve 1
cup of TSP in two gallons of warm water. Stir for two minutes. Note: TSP
must not be allowed to come in contact with skin or eyes. Saturate the
moldy concrete surface with the TSP solution using a sponge or rag. Keep
the surface wetted for at least 15 minutes. Rinse the concrete surface
twice with clean water. Dry thoroughly, as quickly as possible.
e) Moldy drywall
The paper facings of gypsum wallboard (drywall) grow mold when they get
wet or repeatedly wet and don’t dry quickly. Cleaning with water
containing detergent not only adds moisture to the paper but also can
eventually damage the facing. If the mold is located only on top of the
painted surface, remove it by general cleaning (above). If the mold is
underneath the paint, the moldy patch and other moldy material behind it
are best cut out and the surrounding areas also cleaned. This should be
done by a mold clean-up contractor. New materials may become moldy if the
moisture entry has not been stopped. If this is the case, replacement of
the materials should be deferred until the remediation of the building is
completed. The affected areas should be temporarily covered with plastic
sheeting and sealed at the edges.
Any areas that show new patches of mold should be
cleaned promptly.
Notify your Condominium Board of the extent of mold in
your unit.
Repair to the building envelope is required if moisture
is entering the unit from the outside. Your Condominium Board may already
be undertaking the work or is in the process of preparing to carry out the
remediation. Condominium owners, meanwhile, can take steps to reduce their
exposure to mold in their own units.
1. Discard moldy or damaged materials.Wear a dust
mask and gloves. Furnishings, such as mattresses, carpets, or sofas that
got wet or have been stored in damp conditions should be discarded.
Discard items that are no longer needed. Clothes and other items that have
been cleaned should be stored in sealed plastic bags to prevent
re-contamination.
2. Proper vacuuming reduces the amount of mold
spores. All surfaces in the condo (floors, walls, ceilings, shelves) and
non-washable furnishings (such as sofas, chairs, etc.) must be vacuumed
thoroughly.
3. Keep moisture generated within the unit to a
minimum by conscientiously following the prevention steps.
4. Pull carpets and furnishings away from walls
that get wet. Carpets and underpads that are moldy should be cut out and
discarded.
5. Take steps to dry up areas that get wet.
Monitor the relative humidity of the air. Use a portable dehumidifier, if
necessary. Ensure that the condensate drain pan of the dehumidifier is
emptied regularly.
6. If the mold is limited to one area, isolate
the area if possible. Cover the affected surfaces with plastic sheeting
secured at the edges with duct tape. Note that this is only a temporary
measure to minimize your exposure.
7. Healthy individuals can regularly clean
“small” and “moderate” areas of mold, thus preventing these from
getting out of hand, by following the safety precautions and cleaning
guidelines.
8. Consider seeking professional help from
trained IAQ investigators to identify appropriate remediation steps inside
the unit. Removing large amounts of mold will require the services of mold
clean-up contractors.
Dealing with an ongoing problem
| water entering units from the outside requires repair
to the building envelope.
| owners can reduce their exposure to mold in their own
units. |
|
Preventing mold
| Keep the condo dry.
| Find and fix water leaks.
| Discard clutter and excess stored materials.
| Clean and maintain the condo regularly.
| Encourage lifestyle practices that reduce moisture. |
| | | |
Basic steps to prevent and reduce mold growth
| Mold needs moisture to grow. Controlling the moisture
and keeping the condo dry prevents the growth of mold.
| Check your condo for signs of moisture and molds.
| Find out if water is coming in from the outside and
if substantial moisture is produced inside the condo.
| Report any water leaks, moisture or molds to the
Condominium Board promptly.
| Think of the different ways moisture is produced
inside the condo (for example, cooking, bathing, numerous indoor
plants). Remove the moisture as it is produced by using exhaust fans.
In the absence of fans, open windows for a short time, but note that
the wind can push the moisture to other parts of the condo.
| Measure how much moisture is in the air. To find the
relative humidity in your home, you’ll need a hygrometer. You can
buy one at a hardware store or electronics store. A hygrometer costs
from $5 to $20. Relative humidity in the home should be under 50%. If
necessary, use a dehumidifier to lower the relative humidity.
| Reduce the amount of stored materials, especially
items that are no longer used. Molds grow on fabrics, paper, wood and
practically anything that collects dust and holds moisture. |
| | | | | |
Mold-proofing your condominium, room by room
 Basement
or crawl space
(Note: Although this section was written for homeowners, some of the
principles would also apply to basements in condominium buildings.
Communicate with your Condominium Board.)
| Reduce the amount of clothes, paper and furnishings
stored in the basement. Discard badly damaged materials. Eliminate
clutter to improve air circulation. Only washable items should be
stored.
| Avoid carpets on slab-on-grade or below-grade floors.
| Periodically clean the drain in your basement floor.
Use half a cup of bleach, let it stand for a few minutes, then flush
with plenty of water. Keep the drain trap filled with water.
| Avoid standing water. Keep sump pits covered (you can
use plywood wrapped with plastic). |
| | |
Furnace room
| Regularly clean and replace furnace filters. Use a
pleated one-inch filter, not a coarse filter.
| If you have a heat recovery ventilator (HRV), clean
the filter inside the HRV often.
| If you notice molds or signs of dampness, such as
water on your windows or wet spots elsewhere, do not humidify.
| Disconnect furnace humidifiers that are no longer
used.
| If you have electric baseboards, vacuum the units, or
have a professional clean them for you. |
| | | |
Laundry areas
| Check that your clothes dryer exhausts to the
outside.
| Remove lint every time you use the dryer.
| Don’t hang-dry laundry indoors.
| Dry your laundry tub and washing machine after you
use them. |
| | |
Bathrooms
| Check the bathroom fan to make sure it exhausts to
the outside.
| Turn the bathroom fan on when you shower. Keep it
running for a few minutes after you finish your shower.
| Take short showers.
| Keep surfaces that get wet, such as the walls around
the bathtub and shower, clean and dry.
| If there is a carpet in your bathroom, remove it.
| Check for water leaks.
| Keep drains in good shape by removing debris from
them. |
| | | | | |
To clean a drain:
| Pour a handful of baking soda into it.
| Add a cup of vinegar.
| Put the plug in the drain.
| Let the vinegar and baking soda work for about 20
minutes.
| Run fresh water into the drain.
| If the drain is still clogged, use a small plumbing
snake. |
| | | | |
Kitchen
| If the fan over your stove exhausts outside, use it
when you cook.
| Minimize open boiling.
| Keep your drains in good shape. Follow the steps in
the Bathroom section above.
| There’s a drip pan at the back of your
refrigerator. Pull the refrigerator out to clean the drip pan. At the
same time, vacuum dust from the coils at the back of the refrigerator.
| Check under the kitchen sink to make sure there are
no leaks.
| Take out the garbage daily to prevent odours and
spoiling. |
| | | | |
Closets and bedrooms
| Get rid of clothes and other stored items that you
don’t use. Keeping your closets and bedrooms tidy makes it easier
for air to circulate – and harder for mold to grow. |
Other parts of the condo
| A dehumidifier helps to reduce moisture in the condo
during the warmer months. Close the windows when the dehumidifier is
running.
| When family and friends come into the condo, have
them take off their shoes.
| Vacuum often. If you are buying a vacuum cleaner, try
to get one with a HEPA filter (see below).
| Clean hard floors with a damp mop.
| Do not bring into your condo furniture, clothing,
books, etc. that have been stored in a moldy place.
| Cut down the number of potted plants in the house –
soil is a good place for mold. |
| | | | |
 Exterior
(Contact your Condominium Board)
| Regularly check the condition of the roof and
exterior finish for any places where water might enter.
| Make sure that eavestroughs and downspouts are
connected and working properly and that they are free of debris.
| Install downspout extensions to lead water away from
the building.
| Deal promptly with any problems that you find. |
| | |
Frequently asked questions about mold
The air feels dry - can I humidify?
Before you add moisture to the air, measure the relative humidity. Air
that feels dry may not be really dry. It may be moldy. High relative
humidity (over 50%) promotes the growth of molds and dust mites. The
moisture in the air may condense on colder exterior walls where molds
start to grow. If your physician has advised you to use a humidifier in
your child’s bedroom at night, monitor the relative humidity. Turn the
humidifier on and off as necessary. In the morning, take steps to make
sure the room gets dry. Clean and empty the humidifier after each use.
What advantages do HEPA vacuums provide?
Ordinary vacuums capture large particles only - small mold spores pass
through the vacuum into the air. HEPA vacuums have special filters that
capture small particles. A central vacuum cleaner which is exhausted to
the outside also removes mold spores. A regular portable vacuum is useful
only if its exhaust goes outside the home. Vacuuming removes settled dust
that contains an accumulation of mold spores over time. Reducing the
settled dust reduces molds. Vacuuming with any vacuum cleaner (ordinary,
central or HEPA) stirs dust and mold during the process. Wear a dust mask
so you will not be breathing more mold.
Is vacuuming with a HEPA or externally exhausted
vacuum cleaner recommended for serious mold problems only?
Vacuum regularly with a HEPA or externally exhausted vacuum cleaner to
prevent the ongoing accumulation of dust and molds. The need for HEPA or
external exhaust vacuuming increases with the severity of the mold
problem. If a furnishing has been wet at some time in the past or has been
exposed to dampness over a prolonged period of time, vacuuming with HEPA
or externally exhausted vacuum is unlikely to remove the mold growing
beneath the surface. It is better to discard the item.
Where do you find a HEPA vacuum cleaner? Vacuum
cleaner dealers carry HEPA vacuums. Consider purchasing one as an upgrade
to what you may be using. A HEPA vacuum is a good investment in the long
term whether you have mold or not. A generic canister HEPA vacuum cleaner
costs approximately $300. Brand name products of the same type may cost
more.You may inquire if the dealer has a HEPA vacuum cleaner to rent.
Contractors who clean up or renovate houses for mold should also have this
equipment.
Does painting over a moldy surface take care of the
mold? Painting over mold only masks the problem. Paint does not kill
the mold nor stop it from growing. Surfaces that are washable should be
cleaned with a detergent solution, following the procedure suggested on
page 4, then allowed to dry. If you are going to paint, remove any mold
first.
Does cleaning stop the mold growth? Mold will
reappear until its source of moisture is removed. High moisture levels
that are not corrected can make the molds grow back quickly. Cleaning is
only a temporary but essential measure. You can help by making a conscious
effort to keep the condo dry. For obvious reasons water must be prevented
from entering the condominium. But you can help by controlling moisture
that is produced inside the condo.
How does one clean clothes that are moldy?
Non-washable clothing can be dry cleaned. Wash clothes with a detergent
solution to which a cup of bleach is added. Make sure the detergent you
use does not contain ammonia. Repeat as necessary until the moldy odour is
gone. Clothes and other items that have been cleaned should be stored in
sealed plastic bags to prevent re-contamination.
*References to Condominium Board can also be read to mean
Strata Council or Property Manager. |
