In case you missed it, the April 2003 issue of THE JOURNAL OF LIGHT CONSTRUCTION [another Hanley-Wood publication] reported that an appeals court reduced the Melinda Ballard mold settlement from $32 million to $4 million. While this is certainly good news for the defendant, Farmers Insurance, the implication that calmer minds are beginning to influence decisions on this hot topic should not lull builders into complacency on the mold issue.
Your mold prevention techniques should extend to advising your customers about their role in keeping mold problems at bay in their homes. The information that follows can be included in your homeowner manual or printed separately and signed as part of your standard documentation.
Mold is a type of fungus that spreads through the air in microscopic spores and is found everywhere that life can be supported—over 100,000 kinds exist in the world and 1,000 of these are found in the United States. Mold requires food, air, water, and a temperature between 40 and 100 degrees F to grow. While not all molds are harmful, growth of mold within a home is inappropriate and can potentially produce serious side effects for the occupants, such as allergic reactions and infections, in addition to damaging the material on which it grows. Experts are studying whether more serious side effects are possible. At this point, no agency has been able to set guidelines on how much exposure is harmful because each of us reacts to mold differently.
Designing and building homes that exclude mold spores is impossible. If conditions are right, mold will grow in your home. The air and temperature in most homes supply the needs of mold spores and items commonly found in all homes, such as wood, carpet, drywall, fabric, and insulation, can be a source of food for mold.
Mold requires moisture, which is the only mold growth factor that can be controlled in a home. If moisture is present and remains on a food source, mold can develop within 48 hours. By minimizing moisture, you reduce or eliminate mold growth.
Moisture in your home comes from many sources. Spills, leaks, overflows, condensation, and high humidity are examples. Good housekeeping and maintenance are essential in your effort to prevent or eliminate mold growth. These are routine steps you can take to keep your new home mold resistant.
Caulking
Maintain all caulking around areas such as windows, doors, sinks, and tubs.
Cleaning
Mold grows easily on dust and dirt. Therefore, vacuum and dust regularly. Clean or replace HVAC filters at a minimum in accordance with the manufacturer’s recommendations. Keep weep holes in masonry and windows clear. Use tile cleaning products that remove and protect against mold growth. Check the refrigerator pan and air conditioning condensate line, coils, and condenser pan for signs of mold growth. Wipe up any condensation or spills immediately.
Condensation
Condensation on surfaces inside your home is a sign of high humidity. If you notice condensation, wipe it up and take steps to reduce the humidity level in your home.
Humidifier
If your home has a humidifier, operate it in accordance with the manufacturer’s instructions and clean it as recommended in the manufacturer’s literature. If condensation develops, turn the humidifier down or off.
Inspections
Check your home regularly for signs of water intrusion. These might include a musty odor, staining, or actual standing moisture. Remember to check inside cabinets, under all sinks, and behind toilets as well as in seldom-used closets. Confirm that your sump pump functions correctly, check weather stripping, caulking, grout, weep holes, and so on.
Landscaping and Drainage
Maintain positive drainage around your home. Avoid changes to the grade or exterior additions that interfere with drainage away from the home; this includes edging or borders that dam water near the home. Regularly inspect any sprinkler system for correct functioning. Adjust heads to avoid spraying the house and correct any leaks immediately. Keep splashblocks or downspout extensions in place to channel roof water away from your home. Clean gutters as needed to prevent overflow.
Leaks
Immediately report any leak to Metropolitan Homes. This includes roof, window, or plumbing leaks. Failure to report leaks promptly increases your risk and responsibility for repairs.
Purchases or Stored Items
Carefully inspect items you bring into your home, such as boxes that have been in storage or new house plants, for any signs of mold, including musty odors.
Tile Grout
Another vulnerable area is tile grout around showers and tubs. Inspect and maintain grout as a seal to keep moisture from reaching the wall behind the tile.
Valves
Be familiar with the shut-off valves for all water supply lines in your home. In the event of a leak, immediately shut off the water at the appropriate valve to minimize the amount of water that is released. Clean up the water immediately.
Ventilation
Your daily habits can help keep your home well ventilated:
- Do not cover or interfere in any way with the fresh air supply to your furnace.
- Run the hood fan when you are cooking.
- Always run the bath fans when bathrooms are in use.
- Connect your clothes dryer exhaust to the vent pipe. Clean the exhaust tube as needed to keep it clear and functioning efficiently.
- Air your house by opening windows for a time when weather permits.
Weather Stripping
Weather stripping on doors may need occasional adjustment to prevent moisture from getting in around the door as well as to reduce air infiltration.
In addition to forthright communication with buyers, be certain your personnel know that any reports of water intrusion must be taken seriously and responded to immediately. Detailed documentation, including photos, is essential for equitable resolution (and defense, if needed). Rigorous follow-up to confirm prompt completion of any acknowledged repairs will prevent you from worrying about mold-related court settlements.
Carol Smith offers service assessment, consulting, and training programs for home builders.
