Mid Atlantic Real Estate Journal — The Road to Recovery — November 23 - December 6, 2012 — 13C T he R oad to R ecovery
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By Kimberly Hicks, EWMA Hurricane Sandy aftermath, mold and the re-use of demolition materials
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instances, mold inspections have become common compo- nents of most private party real estate transactions as banks and insurance compa- nies have learned the hard fi- nancial lessons associatedwith not checking for its presence. Mold also has been linked to Sick Building Syndrome and building occupants have sued for damages related to mold growth that allegedly caused hair loss, dizziness, vertigo, abdominal pain, respiratory distress, tinnitus (ringing in the ear), facial swelling, and severe rashes.
Improper reuse of decon- structed material such as wallboard, brick, concrete block, or wood can lead to the spread and recurrence of mold in new and green building construction. The amount of deconstruction material that may be available for reuse is based largely upon the type of buildings (high-rise multifam- ily, low-rise multifamily, single family, etc), age and condition of the materials, and the skill of the salvage company. To avoid potential mold problems only non-porous deconstruction materials should be considered
for reuse. These include those that have a non-porous surface such as (non-food) appliances, light fixtures, etc. It is much less likely that mold will at- tach and grow to these types of inorganic materials as the water and nutrients they need to thrive are not often present on them. However, mold can grow on the dust/dirt present on these surfaces and reuse of these items should be con- ducted on a case-by-case basis. More porous surfaces and materials (dry wall, ceiling tile, etc.) not only absorb water more readily, but also contain
organic material in the form of carbon that can serve as a nutrient source for mold. There are many techniques for preventing the formation of mold and abating it if it occurs. EPA discusses mold remediation techniques in their “Guidelines for Reme- diating Building Materials with Mold Growth Caused by Clean Water” and lists cleanup methods for remov- ing mold from deconstruction materials (http://www.epa.gov/ mold/table2.html). Methods range from damp wiping with continued on page 15C
he aftermath of Hur- ricane Sandy in the Northeast has had
an immedi- ate effect on our lives and will continue for years to come.Wheth- er you en- dured flood- ing , power o u t a g e s , fallen trees,
Kimberly Hicks
or drinking water restrictions, the storm has caused signifi- cant damage to properties. In areas affected by flooding, it was several days until the waters receded in some build- ings in order to assess dam- age. Due to the significant damage, some buildings will be demolished. Although not initially seen, mold can play a major role in how to quantify the damage. The presence of mold during construction, occupancy or de- molition of a building can have significant effects on a project’s cost, timing, and public percep- tion. Mold is a type of fungus and is included in the same family as yeasts and mush- rooms. Molds are naturally oc- curring microscopic organisms that are most often associated with damp, musty spaces like bathrooms, basements and at- tics. In the case of Hurricane Sandy, flooding would be the playground for mold growth. Mold travels through the air as tiny spores and, if they happen to land in the appropriate (wet) environment, they can grow very quickly. While mold plays an impor- tant role in the ecosystem, exposure to too much or the wrong type of mold can have serious health effects. “Black mold” or Stachybotrys char- tarum is a greenish-black mold that has been linked to respiratory problems, severe allergic reactions, and even neurological impairment. Ac- cordingly, identification and abatement of mold in existing buildings and the prevention of recurrence during construction and demolition is necessary to prevent adverse health con- sequences, maintain property values, and decrease construc- tion defect claims. The U.S. Environmental Protection Agency (EPA) and the majority of states have developed guidelines for reme- diation of mold in commercial buildings and schools. In many
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