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Mold Problems Grow in Shops, Hotels, Offices
By Ray A. Smith The Wall Street Journal
Wednesday, December 4, 2002 The Property Report
MOLD HAS BECOME a huge legal and financial problem for homeowners and insurers, not to mention a significant health concern. Now it is turning into a big headache at commercial properties -- from apartments to hotels to shopping centers.
Archstone-Smith, a major player in real estate throughout 22 states, recently said it will have to spend close to $20 million to contend with a mold outbreak at one of its high-rise properties in southeast Florida.
Hilton Hotels Corp. in July shut one of six towers that comprise the Hilton Hawaiian Village in Waikiki after investigators discovered mold. Hilton so far has taken charges totaling $20 million for the mold cleanup. A spokesman says the 453 guest rooms in the 25-story tower would remain closed for at least six more months.
Mold is even affecting big real-estate transactions. Last summer, a buyer at the last minute abandoned a $30 million deal to purchase a 250-unit apartment complex in the Southwest because it had mold, according to Jones Lang LaSalle Inc., a Chicago real-estate services firm that represented the apartments' owner. Real-estate attorneys say mold inspections are increasingly becoming part of the industry's due-diligence process before taking on a transaction.
The fungal growth, found in damp or wet conditions, has been blamed for a number of health problems, including breathing difficulties, headaches, nausea, gastrointestinal ailments, skin rashes, severe allergic reactions and neurological damage. Mold-related expenses cost companies that underwrite homeowners' insurance $1.3 billion in 2001, a number that is expected to grow this year, says the Insurance Information Institute, a New York-based trade group. The problem has been most severe in California and Texas.
Insurers and real-estate professionals contend that the recent attention about mold has been stoked in part by trial lawyers. Jones Lang LaSalle estimates that more than 9,000 claims of personal injury, property damage or other loss caused by mold are pending in the nation's courts, and awards for property damage alone typically range from $200,000 to $400,000. Most of the cases involve single-family homes.
But the fact that mold problems are creeping into bigger properties is spooking commercial real-estate owners and insurers. Some of them fear mold may become an issue as big, contentious and costly as asbestos.
In August, an Orange County, Calif., mother and her three children won a $900,000 settlement after claiming that their mold-infested rental apartment made them sick. The family won the settlement from the apartment complex's owner, KDF North Hills of Orange County, as well as a contractor who made repairs there, the property manager and the former owner, according to the attorneys for the family. KDF declined to comment.
The owner of a shopping center in Mission Viejo, Calif., was sued last year by its insurer, which claimed the mold found at the property wasn't covered under its policy. A judge sided with the insurer; the owner, the estate of James Campbell, is appealing that decision.
Robert P. Hartwig, chief economist at the Insurance Information Institute, says "most insurers have reported triple-digit increases in the frequency of mold-related claims in commercial buildings over the past year. The cost of these claims is difficult to quantify", he says, "because mold is lumped into categories such as construction defects or water damage, not broken out separately."
"It's an area of concern because you want tenants and occupants to be healthy in your buildings, but it's also one of the drivers for extremely high insurance costs," says Roger Platt, senior vice president at the Real Estate Roundtable, a Washington-based lobbying group whose 200 members include real estate owners, developers and managers. "And it's a concern because there is a rash of litigation. The fact that courts have become more open to mold-related claims has resulted in a lot more activity in that area."
Taking their cues from insurers that provide homeowner coverage, commercial insurers have begun excluding mold coverage in some of their liability policies when customers renew. American International Group Inc. began eliminating mold coverage for commercial real-estate owners within the past 12 months. CNA Financial Corp. and CNA Insurance Corp. also started excluding mold this year in part "because of the change in the legal environment and in the plaintiff environment," says Dave Toombs, senior vice president, casualty underwriting. Chubb Corp. is examining its policy on mold, says a spokesman.
Some insurers have even started excluding mold from their property-damage policies as well, says the Insurance Information Institute. Previously, mold claims were allowed when they arose from the accidental discharge or overflow of water or steam, or due to a windstorm, according to the Insurance Services Office Inc., a Jersey City, N.J., provider of statistical data for the property-casualty insurance industry.
Others are considering excluding mold coverage in their traditional policies but offering it under separate environmental policies. The cost of such environmental premiums rose 5% to 10% in 2002, according to insurance broker Marsh, a unit of Marsh & McLennan Corp. of New York. Insurers expect these premiums to increase 10% to 15% in 2003, but the increases could expand over time. "Increases will be nominal until insurance underwriters begin to pay claims," says Eric T. Schake, a managing director at Marsh. "When they start to pay claims, increases will be substantial."
Meanwhile, legislators across the country are calling for more research into mold. States including California, Texas, New Jersey, Indiana and Maryland have established task forces or proposed legislation that will develop guidelines and regulations on the problem.
Earlier this year, Rep. John Conyers Jr., a Michigan Democrat, introduced a bill that calls for standardized licensing of mold remediators and inspectors as well as joint research between the Environmental Protection Agency, the National Institutes of Health and the Centers for Disease Control and Prevention to set standards on acceptable levels of mold. The bill also calls for a federal toxic mold insurance program and a tax credit for anyone who wants his home, apartment or business inspected for mold. A similar bill is scheduled to be introduced in the Senate in January.
The CDC, meanwhile, commissioned the Institute of Medicine, a division of the National Academy of Sciences, to study the health effects from exposure to mold in damp indoor spaces. The study began in January and is expected to be completed late summer or early fall of next year, says Stephen Redd, the chief of the air pollution and respiratory health branch of the CDC's National Center for Environmental Health.
In the meantime, some building owners and managers say they have been increasing the frequency of building inspections for mold. Industry groups and trade associations ranging from the Building Owners and Managers Association International to the National Multi Housing Council have been supplying their members with guidelines and question-and-answer fact sheets, and hosting symposiums with health and environmental experts.
Boston law firm Mintz Levin Cohn Ferris Glovsky and Popeo PC recently held two symposiums on mold for real-estate professionals. "There's confusion and fear" in the commercial real-estate industry, says Jeffrey R. Porter, manager of Mintz Levin's environmental law section. "The real-estate community is most concerned that they might be subject to lawsuits whether they have merits or not that will result in the incurrence of a lot of defense costs that weren't anticipated."
Better Safe Than Sorry
Advice about mold for buyers and tenants of commercial real estate, offered at a recent mold symposium in New York.
-- Add mold to due-diligence checklist -- Watch for clues on property tours such as leaks, wet spots, condensation and stains or musty odors -- Ask property managers, engineers and occupants about mold -- Obtain copies of all existing indoor air quality and mold reports -- Consider performing a mold survey if warning signs exist -- Review property and casualty insurance, watch for mold and environmental exclusions
Source: Mintz Levin Cohn Ferris Glovsky and Popeo PC; Clayton Group Services.
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Mold is a basic fact of life. It is present everywhere and in many cases can even benefit life. It helps to break down dead organisms as well as heal our bodies. Penecillin, for example, is a form of mold that is proven insurmountably useful. On the other hand, mold can cause problems in our daily lives and houses if we don't keep things clean. It poses risks to our health and our material goods that can cost a wallet full in the end if we aren’t careful. Mold is a common unseen problem in many households today. Mold is so prevalent inside and out of our houses that make keeping it at bay a daunting task. There are three main factors to mold. It needs a place to grow, moisture to grow, and air. It can build up in small spaces that make it hard to detect and even harder to get rid of. Fortunately, there are a few steps you can take to ensure that mold in your home stays at a minimum.
Your basement. Moisture in your home is the best environment in which mold can develop and thrive. Spaces like your basement, or warm areas where water can gather over long periods of time, allow mold to grow. Keeping your basement cool and dry is your best defense against mold in this area. Setting up dehumidifiers or fans will help prevent mold by not giving it a breeding ground. Carpet in your basement can also be risky. If you’re thinking of installing carpet in your basement, ensure that you can prevent moisture first. Your carpet is a haven for mold. If you already have mold in your basement your best bet is to talk to a foundation specialist.
Fans are key. Keeping the air in your home well circulated helps to dry out spaces in which warm air may be collecting. Letting the air in your home stay un-circulated allows the warm air to aid in the development of mold. Having exhaust fans installed in your kitchens and bathrooms will help protect you as well. Make sure you run the bathroom fan while taking a shower to suck up warm moisture that my collect. Keep the humidity between 30% - 60% and you’ll have a pretty safe bet. On a nice day you can also open windows to let some of that fresh air in and bad air out.
Stay vigilant. Leaks and cracks in pipes that supply water to your home could be letting mold grow. Checking these pipes on a regular basis to ensure they are intact can prevent you from shelling out mega bucks to get rid of the mold from the pipes. Insulate cold pipes in your home to prevent water dripping and collection.
Keep your stuff dry. It may seem like common sense but its true. Keeping your things dry prevents mold from having an environment that it can thrive in. Linens in your closet can harbor mold if not stored dry or protected from any possible water. Leaving your dirty laundry or towels for a long time can give mold the time it needs to begin developing.
Keep your house sealed. Preventing mold means ensuring that your house is protected from the elements. This includes your roof, windows, walls and gutters. Ensuring these are sealed and maintained will help prevent anything from seeping into your home unnoticed. Keep an eye open for watermarks and visible mold. Turn over cushions, chairs to inspect for mold in your home. Don’t allow people who’ve just come out of a shower or pool to sit on your dry furniture, ask them to sit on a towel or dry themselves first.
Your foundation. Ensure that your foundation slopes away from your house so running water can’t collect directly around your foundation.
And the best defense of all - cleanliness. You can prevent mold from growing in your home by simple routine cleaning. Doing the dishes, dusting or vacuuming can ensure that your doing a major part to pick up any possible traces of mold that might cause problems in the future. Use mold killing chemicals and bleach to keep mold at bay in your bathrooms, kitchens and bedrooms. Mopping your floor and leaving the water to dry can also be a problem area as well. Instead, dry the floor after mopping with a rag or towel. Never leave water sitting in your home, always dry whatever you clean or you’ll be creating breeding grounds for mold.
Following these few steps and regularly checking for mold can help you prevent mold growth and more importantly prevent you from having to spend money to replace all your hard earned things.
Testing For Stachybotrys Mold in Your Breathing Zone Is a Smart Idea for the Health Conscious Family
MTesting for Stachybotrys mold should be considered a high priority in your home. Your home is the place where you and your family go to get away from the outside world, to relax, and to spend most of your time. The air quality in your home should be considered very important, because this is the air that you and those you love will be breathing while you are at home. Mold can pose serious health risks, especially the toxic mold called Stachybotrys. This mold grows undetected, in places like between the walls and in the attic underneath the drywall. Because Stachybotrys mold is toxic, it can have numerous health effects that can make you very sick or even have permanent and life changing effects that can be fatal in severe cases.
Testing for Stachybotrys is critical to determine whether you have this mold contaminating your home or not. This type of mold is commonly found outdoors, in wet fallen leaves and other chronically moist and dark areas, and usually does not cause problems. The problem occurs when the mold starts to grow in your home, because then the mold spores and mycotoxins, which are poisons that are produced by this and other toxic molds, start circulating in the air that you and your family breathe. The air in your home is your breathing zone, and testing for Stachybotrys mold will ensure that the air in this zone is safe and healthy, so you do not become sick. Exposure to mold can cause you to become sensitive if you are not already, and the more you are exposed the greater the chances are that you will develop symptoms and detrimental health effects. There are certain people who are at a very high risk any time Stachybotrys mold is present in the home, and these include infants, small children, the elderly, anyone with respiratory problems or illnesses, pregnant women, and anyone else who has an immune system which may be compromised or not functioning at a very strong level.
If you want to keep your family healthy, one of the best ways to do this is to have a home mold inspection and mold testing done, to make sure that your home is safe and the air is clean, without any dangerous spores and mycotoxins from toxic mold. This inspection and testing should be done before you purchase any home, and also if there is even the slightest chance that mold could be present. If you see any mold growth, smell a musty or earthy odor, or are worried because your family has been sick, a mold inspection and testing done in your home can alert you to any hidden mold dangers. Because this mold can cause serious and even fatal problems, no level of contamination is safe.
Stachybotrys mold is sometimes called hidden mold, because this mold takes up residence in places where it may not be visible, such as between walls and under the structural components in your attic and other areas. Because this mold hides, it is not easily detectable by most of us, and poses a severe hidden health danger to you and everyone else who lives in your home. A home mold inspector has training and experience in detecting hidden and small signs of mold contamination that may not be apparent to most of us. The inspector can also help test your home for mold if contamination is found, to determine whether the mold is the dreaded Stachybotrys type or not. Stachybotrys is not the only toxic mold, there are many others as well, such as Aspergillis, but Stachybotrys mold is considered the most dangerous toxic mold, and the main cause of health problems that are related to mold.
If a home mold inspection and testing determines that you have Stachybotrys, or any other toxic molds present, then professional mold remediation needs to be done immediately. Removing toxic molds can be tricky, because many times the cleaning and removal process can cause even more airborne spores and mycotoxins. Toxic mold must be removed from the home and a thorough mold cleanup done to ensure that the air in your home is safe to breathe before you and your family come back, especially if there is any family member who belongs to the high risk groups, such as infants, children, and the elderly. Testing for Stachybotrys mold will help ensure that you and your family stay safe and healthy, with no hidden dangers lurking in your home.
Remove Mold Any Time You See It
Mold is a fungus that can attach itself to just about any surface including wood, clothing, leather, carpeting, furniture or plastic. All it needs is some moisture and it will start to grow if the conditions continue and the mold is not removed immediately. When people see mold, their first reaction is to remove it which is a good but it is important to understand that mold can cause health problems and if not removed correctly can continue to grow and spread.
Different surfaces might require different solutions and if there is a high concentration of mold in your home or work environment than more stringent measures are required to remove it. Since mold thrives on organic materials that have been exposed to moisture it is not enough to just dry out the affected surface as that does not kill the mold and it will reactivate again when it is moistened again.
Mold removal should be undertaken carefully as improper procedures could expose you to unnecessary health risks that can be avoided. Here are some tips on removal of mold from some common surfaces that you might be exposed to:
Wear plastic gloves to protect your hands and a mask to protect your respiratory system.
Use a mask or a respirator that will filter out mold spores that might be airborne.
Cover your eyes with goggles or glasses so that spores don’t get in your eyes.
Protect clothing with an outer garment or immediately launder clothing that is worn during mold removal.
After mold removal disinfect the area with a solution of bleach and water that is 1 cup of bleach to one gallon of water. The surface should be allowed to stay wet with this solution for up to 15 minutes to kill the mold and then allowed to dry naturally for six to eight hours.
Provide adequate ventilation during mold removal.
Surfaces that can be cleaned to remove mold include:
Books – Wipe mold off with a clean dry cloth while the book is standing up so that you can spread the pages to dry them. Once they are completely dry cornstarch or talcum powder should be sprinkled on the pages to absorb any excess moisture. If they can’t be dried out or treated immediately they can be frozen until you can work on them. To avoid future mold growth keep them in a closed container with moth crystals.
Carpeting and Rugs – Pads should be discarded if they contain mold. Expose mold to direct sun until dried and then use a solution of 1/4 teaspoon of bleach to one cup of water on the area containing mold. You should repeat the process and rinse several times. Carpets should be cleaned by a professional carpet cleaner. If they are too contaminated they should be removed and thrown out.
Clothing and Other Fabrics or Textiles – Article should be taken outdoors, brushed and shaken, then exposed to sun and fresh air until dry. They should then be laundered with detergent and bleach if appropriate for the fabric.
Leather – Mold should be cleaned with a solution of one cup denatured alcohol with one cup of water and then dried in air. It should be noted that dyes used on leathers are very sensitive and there could be discoloration from the solution used to remove the mold.
Upholstered Furniture and Mattresses – Take these item outdoors and use a broom or brush to remove the mold or use a vacuum with an upholstery attachment to vacuum the mold and immediately dispose of the vacuum cleaner bag. A professional upholstery cleaner should be used to clean the furniture or you can use a solution of one cup of rubbing or denatured alcohol with one cup of water to clean the area and then allow it to dry thoroughly by leaving it in the sun or using a fan to ensure it is completely dry. If the padding is infected with mold it will be impossible to get the mold out and it will need to be replaced.
Painted surfaces inside the home – Scrub surface with a solution of one cup bleach to one gallon of water but do not use any cleaners that include ammonia. After application allow them to dry thoroughly.
If you have whole rooms or multiple areas in your home or workplace that have visible signs of mold, you should have a professional service do the mold removal.
