Mold
Molds are tiny microscopic organisms that digest organic matter and reproduce by releasing spores. The spores, which cannot be seen by the naked eye, need moisture to begin growing and do best when there is lots of moisture from a leaky roof, high humidity, or flood. Molds can grow on almost any surface, including; wood, ceiling tiles, wallpaper, paints, carpet, sheet rock, and insulation.
Some molds produce chemicals called mycotoxins that may be harmful to a person's health. The average healthy person's immune system usually provides enough protection from the harmful effects of mold. Most health problems caused by mold are from allergic reactions to it. People with special health concerns (infants, children, and adults with respiratory conditions or impaired immune systems) may be more sensitive to mold allergens than the general population.
How can you tell if you have a mold problem?
If you see:
signs of moisture or water damage such as water leaks, standing water, water stains, discoloration on walls or other surfaces white, gray, brown, black, yellow, orange or green growths with a cottony, velvety, granular, or leathery texture
or smell:
musty or earthy odors
To find some mold growths, you may need to look underneath flooring, behind furniture, near stored items, or may need to make an opening in a wall. Look especially for any obvious water leaks or high moisture problems.
How can you clean up mold?
1. Locate and fix the water leak or moisture problem.
2. Wear disposable rubber gloves, goggles that don't have ventilation holes, and a respirator available at a local hardware store (N-95 or HEPA cartridge types) to reduce exposure to mold spores.
3. Be sure the area is well ventilated. Open windows and doors and use fans to create a path of fresh air from the cleanup area through the closest door or window leading to the outdoors. Avoid blowing mold spores through the rest of the house.
4. When mold is growing on porous material (for example, ceiling tiles, leather, cloth, drywall, plaster, paneling, wood products, paper, carpet, or padding) remove the material, bag, and discard it. When removing drywall, cut at least 12 inches beyond the area of visible mold. Hard (non-porous) material such as glass, plastic, or metal does not need to be thrown out. It can be cleaned and disinfected.
5. Use non-ammonia soap or detergent in hot water to scrub non-porous areas. Use a stiff brush or cleaning pad on block walls or uneven surfaces.
6. Thoroughly rinse the area with hot water. Using a wet-dry vacuum is an easy way to pick up excess water.
7. Disinfect the area with a dilute solution of 1 part household bleach to 10 parts water. Do not use straight bleach – it will not be more effective.
8. Allow the area to completely dry. This can take two or three days.
9. Vacuum the home thoroughly with a HEPA or filtered vacuum.
10. If you still have mold odors after cleaning and ventilating, it is possible the mold is hidden within walls or behind wall coverings. It is important that these sources are found and cleaned.
11. If you have mold damage caused by sewage or other contaminated water, call in a contractor who has experience in cleaning up this kind of building damage.
12. If you choose to hire a contractor to do cleanup, make sure the contractor has experience in cleaning up mold. Check the contractor's references.
Try to control moisture to prevent mold from growing.
- Cover crawlspace floors with a vapor barrier such as 6 mil (minimum) plastic sheeting.
- Promptly attend to leaking pipes, flooded basements, roof leaks, and other issues that can allow water to get into living spaces.
- Install and use exhaust fans in bathrooms and cooking areas to allow moisture and steam to escape outdoors.
- Vent clothes dryers to the outdoors.
- Insulate water pipes and install chimney liners if necessary to limit condensation.
- Maintain storm windows to limit indoor window condensation or install new energy efficient windows.
- Have the heating system inspected by a qualified professional.
- Consider using a dehumidifier during humid months to help control indoor humidity levels.
Are there laws in the State of Michigan related to mold issues?
The State of Michigan does not have laws that require cleanup, removal, or reporting of mold in any indoor environment, nor is there currently a program to in place to address issues related to mold. The State of Michigan does not certify or license contractors for mold removal.
("Mold: Information for the Public". Department of Community Health. Published 9 June 2006. Accessed 4 August 2008.)
Radon
Radon is a naturally occuring gas found in soil and rock and can enter buildings through openings in the foundation floor or walls. Since radon is tasteless, odorless, and colorless, there are no physical signs that will alert a person to the presence of radon in a home. The only way to know whether a home has elevated radon levels is to test with a device specifically designed to detect radon.
Radon is a Class A carcinogen, which means it is known to cause cancer in humans. It is the second leading cause of lung cancer in the United States, resulting in approximately 21,000 lung cancer deaths each year. Only smoking causes more lung cancer deaths.
How can you tell if you have a radon problem?
Any home can potentially have a radon problem, regardless of whether it's in an area with a high radon potential or a low radon potential, whether it's old or new, energy-efficient or drafty, built on a slab or built over a basement or crawlspace.
Highest Potential: Zone 1 counties have a predicted average indoor radon screening level greater than 4 pCi/L (pico curies per liter)
There are nine Zone 1 counties in Michigan: Branch, Calhoun, Cass, Hillsdale, Jackson, Kalamazoo, Lenawee, St. Joseph, and Washtenaw.
Moderate Potential: Zone 2 counties have a predicted average indoor radon screening level between 2 and 4 pCi/L
Low Potential: Zone 3 counties have a predicted average indoor radon screening level less than 2 pCi/L
How can I ensure radon-resistant construction?
Four Simple Steps:
1. Gas Permeable Layer: Install a layer of clean gravel or aggregate beneath the slab or flooring system to allow soil gases to move freely beneath the home.
2. Impermeable Layer: Cover that layer with a vapor barrier (plastic or polyethylene sheeting) to help prevent radon and other soil gases from entering the home.
3. Vent Pipe: Run a 3-inch or 4-inch PVC pipe from the gas permeable layer up through the roof.
4. Caulking and Sealing: Caulk and seal all openings in the foundation floor or walls, as well as entry points such as the floor/wall joint; sump openings; cracks; space around plumbing, wiring or ductwork; or openings at the top of a hollow block wall.
To achieve guaranteed results, a trained contractor can be hired to install a radon mitigation (reduction) system. Almost any radon level, regardless of how high it is, can be brought down to below 4 pCi/l.
The most common technique used in Michigan is active soil depressurization (ASD). This reduction method involves reducing the pressure under the house so radon isn't being pushed in through openings in the foundation floor or walls.
ASD systems are fairly simple. They start with a PVC pipe that goes down through the foundation floor and runs up and out of the house. A small in-line fan is attached to create negative pressure under the slab and additional piping extends from the top of the fan to above the roofline. This allows the radon to be exhausted to an area where it can be quickly dispersed and diluted by the atmosphere and will not be drawn back into the house through doors, windows, or other openings.
How much can radon mitigation systems cost?
In Michigan, systems generally cost between $750 and $1,500, depending on where you are located in the state and who performs the work.
The systems can usually be installed in a day or less, and a reputable contractor will provide a guarantee that results below 4 pCi/l will be achieved. Often the systems are so successful that they actually achieve results below 2 pCi/l.
Are there laws in the State of Michigan related to radon issues?
The Michigan Department of Environmental Quality does not license or otherwise regulate radon mitigation contractors. There are currently two national organizations offering certification for testers and mitigators: the National Radon Safety Board and the National Environmental Health Association. Lists of certified contractors from these organizations are available on their websites (www.nrsb.org and www.neha.org) or they can be obtained by calling the Michigan Department of Environmental Quality Indoor Radon Program at 1-800-RADON GAS/1-800-723-6642.
("Indoor Radon". Department of Environmental Quality. www.michigan.gov. Accessed 4 August 2009.)
Asbestos
Asbestos is a group of naturally occurring fibrous minerals and was widely used in buildings for fireproofing, thermal and acoustical insulation, condensation control, and decoration. It was sprayed on beams and ceilings, used to cover piping and boilers, and sprayed into ducts. Asbestos was used extensively until the 1970s when the EPA banned certain applications.
Breathing high levels of asbestos fibers can cause lung cancer, mesothelioma (a cancer of the chest and abdominal linings), and asbestosis (irreversible lung scarring that can be fatal). People who get these diseases have usually been exposed to high levels of asbestos for a long time. Symptoms of asbestos-related diseases do not show up for many years.
How can I tell if I have an asbestos problem?
Common products in older homes that contain asbestos include pipe insulation, asphalt and vinyl flooring materials, ceiling tiles, spray-on fire proofing, wall and ceiling decorative plasters, and old electrical wire insulation.
Unless it is clearly labeled, it is impossible to visually detect asbestos. If you suspect that a material contains asbestos contact a licensed asbestos abatement contractor.
What are my options if there is asbestos in the home?
REPAIR involves sealing or covering the material, keeping the asbestos in place.
- Sealing (encapsulation) means treating the material with a sealant that either binds the asbestos fibers together or coats the material so fibers are not released. Pipe, furnace, and boiler insulation can sometimes be repaired this way.
- Covering (enclosure) means placing something over or around the asbestos material to prevent release of fibers. Exposed insulated piping may be covered with a protective wrap or jacket.
REMOVAL is an expensive abatement method. It may be required when making major changes to a home that will disturb asbestos material, or if asbestos material is severely damaged and cannot be repaired.
How do I ensure safety in a home that might contain asbestos until I am able to have it removed?
- Do take every precaution to avoid damaging asbestos material.
- Don't dust, sweep, or vacuum debris that may contain asbestos.
- Don't saw, sand, scrape, or drill holes in asbestos materials.
- Don't use abrasive pads or brushes on power strippers to strip wax from asbestos flooring. Never use a power stripper on a dry floor.
- Don't sand or try to level asbestos flooring or its backing. When asbestos flooring needs replacing, install new floorcovering over it if possible.
Are there laws in the State of Michigan related to asbestos issues?
The Construction Safety and Health Division’s Asbestos Program is responsible for the enforcement of most Michigan asbestos regulations.
The following regulations must be followed:
- Requires an asbestos building/facility inspection in pre-1981 buildings.
- Obligates the building/facility owner to notify immediate employees and contractors working in facility of asbestos building/facility survey results.
- If the building survey is not available, obligates contractors/employers to presume suspect materials contain asbestos until a proper rebuttal through material sampling/analysis is performed.
- Specifies required work practices, protective equipment and procedures for employees removing and/or disturbing ACM and/or PACM.
- Requires asbestos awareness training for employees who may contact but not disturb ACM and/or PACM. Training focuses on building materials that may contain asbestos to help assure that the building survey identified these materials and to prevent unintended disturbances.
- Requires contractors removing or encapsulating friable ACM on another person's property to be a licensed Asbestos Abatement Contractor. Contractors that are Michigan licensed as plumbers, electricians, residential builders, residential maintenance and alteration contractors, or mechanical contractors are exempt from the asbestos abatement contractor licensing requirements if the asbestos abatement work they are performing is incidental to their primary licensed trade and does not exceed 260 linear feet or 160 square feet of friable material.
- Requires the contractor to provide a 10-day project notification to the Department of Energy, Labor and Economic Growth's (DELEG) Asbestos Program for projects exceeding 10 linear feet or 15 square feet, or both, of friable asbestos materials.
- Requires contractors to perform clearance air monitoring at the completion of asbestos abatement projects involving a negative pressure enclosure.
- Authorizes penalties and fines for violations of the Act.
- Authorizes suspension, revocation, and denial of an asbestos abatement contractor's license.
- Requires persons who perform asbestos-related work in schools, school buildings, and public and commercial buildings to be properly trained and accredited through the DELEG Asbestos Program before performing the work (i.e., asbestos abatement workers, contractor/supervisors, building inspectors, management planners, and project designers).
- Requires trainers who train asbestos abatement workers, contractor/supervisors, building inspectors, management planners, and project designers in Michigan to be approved by the DELEG Asbestos Program before providing the training.
- Authorizes penalties and fines for violations of the Act.
- Authorizes the suspension, revocation, or denial of accreditation and trainer approval.
For further information concerning asbestos related issues, contractor licensing, or worker accreditation in the State of Michigan, please visit the Asbestos Program website.
("MIOSHA Fact Sheet: Asbestos Exposure in Construction". DELEG. Revised 21 January 2009. Accessed 4 August 2009.)