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Residents Evacuated Due To Toxic Mold - Olympian Civil Home & Building Inspectors
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Residents Evacuated Due To Toxic Mold... Building Owner May Face Prosecution
By Marshall Allen and Gary Scott, Staff Writers San Gabriel Valley Tribune, California April 4, 2003
PASADENA -- City officials ordered 111 people 49 of them children to be evacuated from the Cinema 21 apartment building this week, after learning the building was contaminated with toxic mold.
As they were moving out of their studio and one-bedroom apartments, children played in the dilapidated halls while their parents scrambled to gather possessions and motel vouchers for what city officials said could be weeks away from the building.
Several third- floor apartments at the 38-unit Cinema 21, located in the 800 block of E. Washington Boulevard, were evacuated in February, after rain poured through the building's rotten ceiling and dripped through its hallways. Some apartment doors still bear the sticker: DO NOT ENTER, UNSAFE TO OCCUPY. After the rains city officials ordered the building's owner, Norman Furman of San Diego, to repair the roof. Those repairs are still being made.
A preliminary report on the building's health conditions was done in part because of the wetness, said the city's Chief Prosecutor, Connie Orozco, a member of the City Resources Against Slum Housing team. Two molds Aspergillus and Stachybotrys are present in the building, according to the report, Orozco said.
Exposure to the molds can cause various ailments, including allergies, infections and respiratory problems, according to health experts.
Though the level of contamination is unknown, the report recommended the building be evacuated immediately, Orozco said. A final report is expected Monday, and the CRASH team then will decide when residents can return to the building, Orozco said.
Five-day motel vouchers were provided to the residents by the Ecumenical Council of Pasadena Area Churches. The group's executive director Frank Clark said he's "never seen a building that bad in the city of Pasadena.'
Despite the fact that the paint is peeling, the carpets are filthy, the light fixtures are falling and the building smells, the residents have made it home, Clark said.
"When you go into the individual homes, you find articles of their faith, clean dishes and the beds are made," he said.
City Councilman Victor Gordo, who represents the area, said the evacuation, which started Wednesday and concluded Friday, should send a "strong message to this and any other landlord' who lets a building fall into a similar state of disrepair.
"They either better get on top of the situation and do the right thing by improving living conditions or turn the building over to someone who will,' Gordo said. "If they are not willing to do that then the city will be forced to take the action it took this week. Either do it, or get out of the business.'
City officials should have evacuated the building long before the rains came, said resident Ladonna Woodley.
"I've been to the city several times and they never did anything," Woodley said. "Now, they don't have a choice."
The situation is being investigated and Furman, who's owned the building for about 20 years, may be prosecuted because of the conditions, Orozco said.
"This really is the landlord's responsibility, but we're stepping in to make sure (the residents) are well taken care of," Orozco said.
Furman did not return phone calls.
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Molds can be found indoors or outdoors and are natural to our environment and there are approximately 1,000 species of mold in the world. Outdoors molds play an important part to break down organic matter such as dead leaves or fallen logs. Indoors however, mold can become a problem that can cause allergic reactions and if not controlled can cause irreversible damage to buildings that affects their viability structurally.
Molds are in constant motion both indoors and outdoors floating through the air and generally don’t become a problem unless there is moisture buildup that allows the mold spores to grow and multiply on the dirt and dust that accumulates. Molds are usually associated with dark places, behind walls or under sinks because they don’t need sunlight to grow, but if there is enough moisture and a humidity in the air, mold can insinuate itself and start to do major damage unless it is detected and eradicated.
Wood framed buildings can have walls and flooring weakened by mold causing irreparable damage to the structure if it is not discovered in a timely manner. Some causes of mold are gutters or landscaping that allows water to run into or under buildings, roof leaks that go undetected, problems with air conditioning, heating or ventilation units that have not been properly maintained can lead to elevated humidity in a building that in turn can lead to mold.
Leaks under sinks, dishwashers or clothes washers can create the appropriate environment for mold to grow and spread and over time can cause major problems, particularly if a leak goes through to another floor thereby causing the mold to spread with it. It is important to pay attention to minor problems so that they don’t become major ones.
Regular maintenance and checkups on appliances and sinks, showers, and bathtubs will result in early detection of any leaks, but there are some key preventative measures that can minimize your risks of mold. These steps will help you to ensure that you detect a problem before it creates mold:
Be on the lookout for condensation or wet spots in the garage, under the sink or ceilings. When discovered fix the problem immediately after discovering the source.
Repair any leaks from plumbing or outside sprinklers as soon as they are discovered.
Keep heating and ventilation and/or air conditioning drip pans clean and accessible so that they work properly.
Prevent moisture from building up by increasing the temperature or insulate where necessary. If outside air is dry and cold, increase ventilation, but if outside air is warm and humid then dehumidify if possible.
Regularly check your building’s heating, ventilation and air conditioning units to ensure there are no leaks and clean filters regularly.
Ensure that moisture generating appliances such as a dryer are vented to the outside if possible.
Ensure that there is proper drainage around the outside of the building so that water will slope away from the building rather than toward it – and under it.
Vent bathrooms and kitchens adequately while still maintaining the local code requirements.
Keep inside humidity below 70% - ideally between 25 and 60% if possible.
Other things to look for that can assist you in determining if there is the possibility of mold are the following:
If you are in a high rise building or a building with multiple units, are any occupants reporting musty odors?
Have you seen any moisture buildup in the building or evident on the exterior?
Are any furnishings, carpeting, walls or other building materials moist or appear to be wet?
Have any occupants reported any allergies or other health problems that might indicate a possible mold problem?
Have any family members reported allergic reactions that are unusual such as red eyes, hay fever or runny noses or other symptoms?
Mold might be difficult to detect particularly if you have never seen it or aren’t looking for it. Being aware that general maintenance is important in any home or business will ensure that possible problems that could lead to mold are minimized and eliminated before they advance or spread. Repairs and mold inspections are the key to taking the correct preventative action to ensure you don’t have any structural damage to your home or business. Health issues can become serious beyond allergic reactions, if molds that are toxic are allowed to grow and spread thereby causing major problems, not only structurally but to any occupants of the building.
Identifying Black Mold in New Construction
Black mold has become increasingly common unfortunately in homes and buildings that have had leakage or damage from a flood or fire. What is scary is that new homes also have been the victim of this toxic mold that is so damaging to people’s health. Understanding how black mold forms and what you need to look for is important to ensure that you don’t become a victim of black mold as well.
Black mold or mildew is responsible for numerous health concerns and allergic reactions for people everywhere. Some people are much more susceptible to ailments from fungus or black mold than are others. Some common symptoms include headaches, skin rashes, coughs or stomach aches. Some more toxic black molds can lead to much more severe health issues including asthma, bloody noses and pneumonia with the most serious being emphysema and cancer or death.
Therefore for builders or contractors of new homes or apartments or office buildings, contamination by black mold in new properties presents a serious liability and health risk for homeowners, tenants or employees. Most people would think that black mold would only be found in older buildings and that it could not affect a new building or new construction, but that is unfortunately not true. Older buildings are more susceptible due to aging structures, leakage that is not identified or remedied quickly enough by a tenant or an owner or structural defects that originate from landscaping or clogged gutters.
Some reasons that newer homes are subject to black mold include:
Most new homes or buildings are built on concrete slabs which are porous thereby allowing moisture in the soil below to absorb into the concrete
Construction methods and materials have changed so that buildings do not breathe easily so moisture is trapped inside
If materials used are not properly sealed or are poorly constructed to “save money” they can easily be a breeding ground for mold as moisture collects
Building materials such as lumber and drywall might not be properly stored while construction is in progress allowing rain or other moisture to collect on the materials even before they are used
Delays in building allow moisture, rain or other contaminants to perch inside rooms and materials that do not yet have a roof or windows and doors and siding that will protect the property from moisture
Roofing defects that include exposed nails or missing tiles or eaves can lead to leakage that will cause mold are often found in new structures
Inadequate or missing flashing is often found in new homes particularly near chimneys, windows or doors that can cause leaks and molds
Ventilation problems can lead to mold formation with blocked ducting or improper exhaust fans in the bathroom or kitchen area
Improper grading and drainage that allows sprinklers or rainwater to seep towards the home rather than away from it so it goes into basements or garages thereby causing molds and structural damage
What can builders and contractors do to prevent black mold from settling on their unfinished structures?
Add a process in their building procedures to include products that will actively work to prevent and minimize moisture intrusion and mold growth during building
Protect sheet rock, wood and other porous building materials with a sealant that will provide a barrier to mold growth
Utilize a liquid coating that acts as a protective barrier wrap to prevent bacterial and fungal invasions and will keep the structure dry
Ensure that building materials like plywood or drywall that are not yet being used are stored in a dry environment that protects them from moisture and fungal invasion
Other things that can occur on new construction are disputes between builders or contractors or developers so that many construction contracts and plans are not strictly adhered to and result in breaches of contract. While these disputes are going on, construction is slowed down and the possibility of damage to incomplete and partially completed buildings rises dramatically. When disputes are finally settled, everyone just wants the building completed so care is not taken to ensure that there has been no water or mold damage to the partially completed home while it was exposed to the elements or to the materials that sat outside in all kinds of weather awaiting their placement inside the structures. The end result is that a new homeowner gets a new home finished but it often has already been exposed to mold colonization due to the weather exposure of the home or its materials.
Laboratory Testing For Mold
Once you have determined that you have mold in your home or office through the use of home mold testing kit or by having a professional test for mold, it is advisable to send the sample or samples to a certified laboratory that can perform toxic mold testing to determine the type of mold present.
Many companies have laboratories associated with their testing services and there are also independent laboratories that just do mold testing. This test is inexpensive and is usually performed within a few days of receipt by the lab. Once you have the results which will be provided to you in a written report, you can then determine what the next steps will be -- whether you do mold cleanup and remedial work or do further testing to ascertain if the mold has spread to other areas as well.
Results from laboratory testing will give you information about the type of mold present and the concentrations in certain areas based on the sample. The report will generally tell you the following:
A viable or non-viable air sample will tell you the number of spores in an area and will be related as low count which is approximately 30,000 spores per cubic meter; medium count is considered between 30,000 to 70,000 spores per cubic meter; and high count is more than 70,000 spores per cubic meter which is considered too many too count.
A tape lift or random air sample will show that there are concentrations of spores such as: trace amount which means there are minimal or normal and means that no action is necessary; minor amounts means there is potential for growth if there is longer exposure without action; significant amounts means that there is contamination that requires further investigation and/or action; abundant amounts means that spores have colonized and there is definitely contamination that requires immediate remedial action.
Fungal or bacterial culture counts are shown per cubic meter which means that they are colony forming spores that are present.
The analysis of data is performed from the samples that are sent in. It will indicate if there are high volumes of debris or particulates that might be impacting the accuracy of the spore count. Some mold spores are detected from microscopic examination of slides.
The report will also break down the analysis by areas that were tested if more than one area was tested at the same time. It will indicate whether there are trace, minor or abundant counts by types of mold so that you will know which areas are most affected and by which type of mold.
Definitions of the types of mold will be included with a description that indicates which types of health issues might arise from exposure to each. Some are more problematic than others.
Definitions of some common molds found include:
Alternaria – This is a common fungus that can be found on dead plants and often is found inside a home or interior carpeting, textiles and as dust that is carried by the wind in the air. It is known to cause respiratory and nasal conditions such as asthma or other nasal infections. Certain people are more susceptible to this mold that can lead to more severe and toxic health issues.
Aspergillus or Penicillium – This is a common mold that causes grain to deteriorate and food to spoil. It can cause allergies or infections. It also is important in the manufacturing of antibiotics, cheese and fermented foods.
Basidiospores – This mold is generally found outdoors and causes rust, allergies and dry rot. If found indoors, it usually means that there is high humidity and/or water damage.
Chlamydospores – This is sometimes considered an allergen.
Cladosporium – This is a common allergen generally found outdoors, but sometimes indoors. It is common as an allergen for asthma, hay fever and other allergic problems.
Mitospores or Hyphomycetes – This is the second largest fungi group that is considered allergens and contaminants causing allergic reactions.
Pithomyces or Ulocladium – This is a common allergen that travels by air and is usually found on rotted wood, textiles, paper or dead plants.
Smuts or Rust or Myxomycetes – This is commonly found on dead or decaying wood or plants and can sometimes by found inside.
Stachybotrys – This can be found on damaged buildings, behind wallpaper and ceiling tiles or other similar materials. This can be extremely toxic and cause major health issues.
For the average person, this analysis can be difficult to understand and should be interpreted by a certified mold professional who can tell you exactly what type of mold you have and what procedures you should take to remedy the situation.
