Mold,

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Mold, the National Institute of Building
Sciences, and Environmental Safeguards
presented to The Environmental Bankers
Association presented by Steve M. Hays,
CIH Gobbell Hays Partners, Inc. Nashville ?
Denver ? San Antonio ? Orlando www.ghp1.com 210-82
4-5600 January 20, 2004
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Why Is Mold a Big Deal Now?

• Fungi were well established on the planet before
  humans.

• We all grew up with molds.

• Molds are ubiquitous.

• If molds present the health hazard that some
  people claim, how has the human race survived,
  much less prospered?

• How many of you thought 10 years ago that mold
  would be a major issue?

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Why Is Mold a Big Deal Now? (cont.)

• Molds do cause allergies, which can be severe in
  some people.

• Molds do cause serious disease in people with
  compromised immune systems.

• Our society is increasingly less tolerant of risk
  and discomfort.

• People find solace in assigning a reason for
  feeling bad.

• Litigation is part of our national heritage.

• Design and construction have changed, driven by
  new products and new demands.

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Areas of Agreement

• Correct moisture sources

• Remove visible mold growth

• Use appropriate environmental controls and PPE
  during remediation

• Clean some materials, replace others

• Operate buildings at neutral or positive pressure

• Buildings will not be mold free

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Areas of Debate

• Removal of all reservoirs, especially in wall
  cavities

• Cleaning of settled fungal structures

• Degree of containment and other precautions

• Post remediation assessment

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Litigation

• Expert testimony was recently excluded in
  Virginia.

They could not prove exposure, and they did not
prove that exposure could have caused the injury
they claimed.
Injuries claimed included allergies and brain
damage

• Litigation is morphing into design and
  construction defect claims.

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NIBS Mission

• Chartered by the US Congress in 1974 as an
  authoritative national source of knowledge on
  matters related to building science and
  technology.

• Directed to serve the public by, among other
  things

promoting a more rational building regulatory
environment and
convening knowledgeable and affected interests to
seek solutions to building community problems and
needs.
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Examples of NIBS Documents

• Asbestos Abatement Guide Specifications

• Asbestos Operations and Maintenance Manual

• Lead-Based Paint Abatement Guide Specifications

• Lead-Based Paint Operations and Maintenance
  Manual

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NIBS Strengths

• Speed
• Can produce a document in 6 months

• Consensus

• Balance

• Talent
• Staff
• Volunteer committee members

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Why Is this Alliance Important?

• Logical and rational approaches are needed.

• Consensus is important to determine what is
  adequate and reasonable.

• Consensus is defensible.

• The Alliance is focused on your agenda.

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Building and Mold Alliance Objectives

• Provide a forum for a private/public partnership
  of stakeholders to define problems and identify
  solutions
• Develop guidance documents (pre-standards,
  standards, specifications)
• Develop needed design and practice tools
• Initiate and support clearinghouse functions
• Identify knowledge gaps

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Board of Direction

• Environmental Bankers Association
• Fannie Mae
• Freddie Mac
• Mortgage Bankers Association of America
• Building Owners and Managers Association
• Associated General Contractors of America
• National Multi-Housing Council
• Naval Facilities Engineering Command
• Army Corps of Engineers

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Board of Direction

• US Air Force
• American Institute of Architects
• General Services Administration
• Department of Veterans Affairs
• Department of Energy/Oak Ridge National
  Laboratories (ORNL)
• American Architectural Manufacturers Association
• American Forest Paper Association
• American Society of Heating, Refrigerating and
  Air-Conditioning Engineers (ASHRAE)

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PRE-STANDARDS FOR MOLD AND MOISTURE MANAGEMENT IN
BUILDINGS
1. Building Condition Assessment Methodology for
Mold Vulnerability
2. Mold and Moisture Remediation Manual
3. Building Moisture and Mold Operation and
Management Guidance Manual
4 Building Design Guidance Manual for Mold
Prevention
5. Mold Prevention Construction Guide
Specifications
BUILDINGS AND MOLD ALLIANCE, December 10, 2003
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• BUILDING CONDITION ASSESSMENT METHODOLOGY FOR
  MOLD VULNERABILILTY

• Focus

• Parameters related to moisture and/or mold

• Sources of moisture in buildings

• Climatic and geographic factors

• Design and construction documentation

• Physical condition assessment of all relevant
  building systems (envelope, roof, basement,
  plumbing, HVAC)

• Operation and maintenance assessment

• Building history related to water intrusion and
  mold

• Site mold inspection (when and how often)

BUILDINGS AND MOLD ALLIANCE, December 10, 2003
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• MOLD AND MOISTURE REMEDIATION MANUAL

• Focus

• Techniques related to moisture and/or mold

• Techniques for controlling visible mold
  amplification

• Techniques for identifying and managing concealed
  space mold amplification and reservoirs

• Techniques for controlling moisture in buildings

BUILDINGS AND MOLD ALLIANCE, December 10, 2003
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3. BUILDING MOISTURE AND MOLD OPERATION AND
MANAGEMENT GUIDANCE MANUAL

• Focus

• Parameters related to management of moisture
  and/or mold

• Addressing occupant and tenant complaints

• Sources of moisture in buildings

• Climatic and geographic factors

• Design and construction documentation

• Building history related to water intrusion and
  mold

• Inspection procedures

• Repair and maintenance operations

• Preventive maintenance

• Communication of risk

• Identifying remediation options and contracting
  for remediation

BUILDINGS AND MOLD ALLIANCE, December 10, 2003
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4. BUILDING DESIGN GUIDANCE MANUAL FOR MOLD
PREVENTION

• Focus

• Parameters for prevention of moisture and/or mold
  problems

• Prevention of moisture penetration, accumulation,
  and entrapment

• Climatic and geographic factors

• Material selection

• System design and system vulnerabilities

• Installation requirements and guidance

• Life cycle cost estimation

BUILDINGS AND MOLD ALLIANCE, December 10, 2003
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5. MOLD PREVENTION CONSTRUCTION GUIDE
SPECIFICATIONS

• Focus

• Parameters for prevention of moisture and/or mold
  problems

• Prevention of moisture penetration, accumulation,
  and entrapment

• Climatic and geographic factors

• Material selection and specification

• System specification

• Packaging and delivery of materials and products

• Storage of materials and products on the
  construction site

• Construction sequencing and protection to prevent
  moisture damage

BUILDINGS AND MOLD ALLIANCE, December 10, 2003
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Results of December 10, 2003, Meeting

• The three top priorities are Assessment
  Methodology, Building Design Guidance, and
  Operation and Maintenance Guidance.

• Different Alliance members have different needs.

• NIBS is seeking funding.

• With sufficient funding, products can be
  developed simultaneously.

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Potential Liability Issues for the EBA

• Collateral value of property (real or perceived)

• Cash flow in case of default

• Principal and interest

• Insurance coverage
• Exclusions, advice (for agencies owned by
  lenders)?
• Trust departments?

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Potential Liability Issues for the EBA (cont.)

• Banks own facilities
• Employees
• Property value

• Hassle

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Critical Piece of the Puzzle

• NIBS must have funding!!!

• NIBS has some money committed, but not enough.

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Please Help

• Tell us what your priorities are.

• PROVIDE FUNDING.please!