Mold: A Consequence of Excessive Moisture

     Last week we talked about water issues within basements. This week we’ll talk about one of the consequences of excessive moisture – mold.

Mold is a fungus that naturally occurs in the environment. It is one of those unfortunate necessities since without it there would be no natural decomposition of plants or other organic material. Mold requires only two things to survive – food and water. In nature, mold spreads by means of microscopic spores borne on the wind. However, in a residential setting such as your home, mold can grow and be present in concealed areas of the home, such as the interior of walls, beneath flooring, or above ceilings if moisture is present.

     When mold spores land on your wet ceiling tiles, basement floor or saturated wall boards, they begin to devour whatever surface they are growing on gradually destroying that surface. Within a short time, 24 to 48 hours after a spill, mold will begin to grow. By minimizing moisture within the home and keeping all areas free of spills and leaks, you can reduce or eliminate mold from most parts of the home.

Moisture control within a home is the key to fighting mold. Where we often find mold is under sink areas, basements, attic framing, bathroom tiles and walls, windows and doors, foundation walls and siding, appliances, and condensation lines from HVAC units to name a few. The sources of these moisture problems are usually caused by improper flashing around windows and doors, roof leaks, high humidity conditions, flooding caused by heavy rains or appliance failure, plumbing leaks, lawn irrigation equipment over-sprays, kitchen and bathroom spills, and HVAC malfunctions. Deferring maintenance such as sump pump cleaning, gutter cleaning, roof repairs and other common household annual projects only enhance the chance that your home will develop mold issues.

     We recommend to our customers that they or their licensed contractor periodically check areas susceptible to leaking such as under sink areas, shower, bathtub, and dishwasher/appliance areas for evidence of leaks and/or mold. Once found it needs to be eradicated immediately by following manufacturer’s recommended instructions on the product of your choice.

Some other items to do:

1. Ventilation – Inspect all attic spaces and sub-floor areas to ensure that they are properly ventilated. There are specific requirements that we can assist you on regarding the amount of ventilation required to combat excessive moisture.
2. Basement or Crawl Spaces that are not Concrete – Since this is a huge source of moisture, we recommend that a 6 mil layer of black plastic be installed over the exposed soil as a vapor barrier to keep the moisture under control.
3. Humidity – As stated earlier, moisture control is the key to fighting mold. Therefore you should be pro-active and install exhaust fans in all “wet” areas such as bathrooms, kitchens and laundry rooms. You should also check that your contractor vented the clothes dryer line to the outside of the house and not into the attic or basement.
4. Windows - If moisture condenses on windows or other hard surfaces, raise the temperature indoors and maintain a low indoor relative humidity level.
5. Gutters - Make sure gutters and drain lines for roof water run-off are regularly cleaned in order to divert the roof water run off away from the foundation. Keep water away from foundations and maintain a minimum 2% finished grading slope away from foundations within 6 feet of the foundation.
6. Check Your Belongings – In many homes that we’ve worked
7. where items were stored for an extended period of time, when these items where finally moved we found mold on the bottom of boxes, stored clothing, bedding, furniture and other items. Check for signs of mold on your belongings particularly the ones stored in either the attic or basement. We recommend installing storage racks that keep stored items off the ground and allow proper air circulation underneath these items.
8. Be Proactive – Continually inspect for leaks on a regular basis, immediately repair water leaks, floods and spills (or have the appropriate person do so) and immediately extract water from all areas that have been subjected to flooding.

  

     Should you find severe mold growth on any of these items, call on the services of a qualified professional mold-remediation contractor since disturbing the mold could result in the release and dissemination of mold and mold spores to other areas of the house. 

Seth Baldelli

Licensed Construction Supervisor

Drg Inc.

Drg24-7.com

Preventing Basement Flooding

      With this winter’s snowfall approaching annual records and much of that snow still on the ground, this leaves a large quantity of water stored next to our homes and businesses.  When the spring thaw begins many of us will experience water in our basements.  There are a few preventative measures you can take to combat potential water problems.

      While the snow piles are still here and your downspouts (if you have gutters) are still buried one key preventative measure is to test your existing sump pump and ensure that it is working. Use a bucket of water to ensure that the pump itself is not clogged with some winter debris that might have fallen into the pit. Also check to see that the discharge line is properly hooked to the pump and that it is clear of debris so that once your pump starts, the water has somewhere to go. Based upon finances, it is good to have a sump pump with an automatic switch. This is a lever of sorts that automatically turns the pump on and off as the water rises in the pit. If you have a pump with an automatic switch, check it for obstructions since any small amounts of debris can hinder its operation. If you don’t have one than consider purchasing one since it is a better option along with making your life easier. 

     When the snow finally melts there are a number of additional items that you can do or have a contractor perform for you to keep your basement dry: 

1.   It is important that surface water from rain or snow melt sheds away from your house. If you have gutters inspect every downspout to determine if the water from your roof is being directed right to your foundation or it is being conveyed away from your house. What we normally do for our clients is install PVC pipe extenders onto the downspouts so that the rain or snow melt is conveyed away from the house to an area that is sloping away from the house. For those clients who have a flat lot, PVC pipe extenders alone do not work. Therefore, underground drywells are required so that these PVC pipe extenders have a place to discharge to. Bubblers are than added to these drywells so that the water stored in the dry well can spill out as the drywell fills. 
2.  In homes with no gutters, it is critical to ensure that the ground alongside the foundation is sloped away from the house so that the rain water or snow melt doesn’t find its way down to the foundation. A successful method that we’ve utilized is to grade the area next to the house so that it slopes at least an inch per foot from the foundation. Than by using a combination of 6 mil plastic and gravel create a barrier next to the foundation so that water never has a chance to build up there. If you are interested in specific details on how to do this let me know.

     Finally, if you do have water in the basement please be careful of the cures that people recommend to you.  A thorough analysis of the source of the water is required by you or a competent contractor prior to investing in any fixes. Like everything else in life do your homework and eliminate the obvious. These few suggestions hopefully will get you started in the right direction.

Seth Baldelli

Licensed Construction Supervisor

DRG INC.

Drg24-7.com

You Get What You Pay For

The old adage “you get what you pay for” holds true for many products and services we purchase, It especially applies to the home remodeling industry. We have all compared two items at the store that looked exactly alike, bought the cheaper product and quickly found out why the item was priced much less once we started to use it.

 As a follow up to last week’s post I wanted to talk about the costs a consumer pays for quality and professionalism. Professional  certifications,  specialized licenses, continuing education, knowledge of the continually changing Federal, State, Local regulations and requirements, comprehension of contractual law, and active participation in industry associations are all attributes of a licensed contractor.  We also must possess a clear understanding of insurance coverage in regard to liability – both our own along with our clients, and of course expertise and experience in the field of work. The days of buying a pickup truck and throwing your father’s old tools in the back and going door to door selling services are long gone. Sure there are still thousands of people who run under the radar and perform handyman services and even more complicated projects for homeowners. However, the liability for both the contractor and the homeowner in today’s world can not only be monetary but can also be criminal. If you found out that your lawyer or doctor was not licensed, insured or certified, would you still go to him/her? If you think about the work that a licensed and certified remodeler performs around your house or business shouldn’t you be requiring the same dedication that your doctor or lawyer has to his/her profession?

If you believe this than there is a cost difference between the person that operates out of a pickup truck without a license, insurance, certifications or alliances to industry associations  and the one who takes the time to acquire the proper knowledge base, professional certifications, etc.  Unfortunately to become the latter there is a great deal of cost associated with acquiring all of these items and staying current with the industry that the other person does not have. Portions of these costs unfortunately have to be passed on for the certified and licensed remodeling company to stay in business. 

Let’s look at a few examples of where these higher costs come from:

·         Federal and State Certifications- The Federal Government through the EPA along with the State of Massachusetts all charge fees for companies and individuals to be certified and licensed. These items require that a company invest not only its hard earned money but also its employee’s time. Training classes for certifications and specialized licenses runs into the tens of thousands of dollars.

·         Certified Equipment – Once certified, the contractor is required under the law to follow the guidelines and procedures of the particular certification that he/she has achieved.  Part of the guidelines and procedures is the use of approved equipment. An example of this would be the need to use HEPA vacuum systems in any home pre-1978 due to the risk of lead dust. This eliminates running to Home Depot or Lowes and using a Rigid vacuum with a HEPA filter that a good majority of contractors utilize. What you have to use or risk a fine is a HEPA vacuum system whose prices start at over $1000 with all necessary equipment attachments.

·         Operational Costs – How many times have you seen or been part of a remodel project where dust has gotten everywhere? Unfortunately dust is a given with any construction project but what is not a given is the methodology each contractor utilizes to contain the dust. All good contractors utilize negative pressure, dust barriers, etc. to minimize the spreading of dust. This alone adds additional costs to his/her bid. However, to comply with the new guidelines by both the EPA and State of Massachusetts good contractors are going to have to take their programs a notch up making them even more expensive than the pickup truck contractor mentioned above.

You may be thinking, why should I pay extra for all of this? If I can find somebody that isn’t worried about these regulations than I can reduce my investment and save some money. Once again think about the example of your doctor and lawyer. The above regulations and requirements were enacted to protect the health of homeowners, neighbors, and workers.  We may argue that these regulations have gone too far but isn’t it better to be safe than sorry. Also these regulations are now the law and to simply ignore them is to risk both civil and criminal penalties.  A company or person that is not fully certified or current with the industry standards and required licenses is looking more for a quick dollar than the health and well-being of their clients and workers.

Here are some guidelines that we suggest you follow when choosing a contractor or remodeler::

·         The Contractor Should Not Shy Away From Permits: Permits cost money but are part of the Massachusetts Building Code. If a contractor does not want you to pull a permit on the premise that it will save you money than he is doing you a disservice. A Permit assures not only you but your insurance company that all aspects of the job were inspected and performed to the code at a minimum.  Building codes originated so that there would be a minimum guideline for building and construction. Without a permit and the subsequent inspections you are completely dependent on the contractor’s word and depending on the contractor it may not mean much.

·         Clean Job Site: Good Contractors always have clean jobsites. This helps ensure safety and health of those in and around the work area.  Although it takes a little more time to keep a site clean the results of this effort goes a long way.

·         Job Warranty:  Companies not working under permits or proper certifications may offer warranties on their work, but do you think they are going to be around to validate it? Established professional contractors offer warranties on their work and will perform the necessary repairs in the event something happens. Call around and check out the contractor and see what his/her previous clients have to say. 

·         Quality Work: Reputable companies don’t stay around for decades by doing shoddy work and claiming the lowest price. Quality work starts with a quality product. As an example most people don’t realize that many name brand windows come in three different classes – say a contractor series, an  A series and an B series. The difference in quality between these three windows even though they are the same type of window is night and day.  A good contractor will point this out to the potential client so they can make an educated decision.  

When you are looking to remodel your home or business use the same due diligence that you use when choosing your doctor or lawyer.  Do your homework, make some telephone calls, and check their Better Business Bureau rating before entering into a contractual obligation. Remember you get what you pay for.

Seth Baldelli

Licensed Construction Supervisor

DRG INC.

“Let us find a solution for you”

The Unintended Consequences of new EPA Lead Regulations.

     

The EPA’s Lead-Based Paint Renovation, Repair and Painting Program Rule (RRP) aimed at protecting against lead-based paint hazards associated with renovation, repair and painting activities became effective April 22, 2010. This new multi-layered regulation requires all construction workers, property managers and landlords who perform their own renovations, repairs or painting to be trained in the use of lead-safe work practices. 

This new regulation also requires that the construction company, property manager, and/or landlord along with its employees be EPA-certified. The new regulations apply to residential houses, apartments, and child-occupied facilities such as schools and day-care centers built before 1978. It includes pre-renovation education requirements as well as training, certification, and work practice requirements.

Safety has always been our main priority at DRG Inc. for both our employees, subcontractors and valued customers. Protecting homeowners and especially children from lead poisoning is very important task, however this new regulation will raise the costs of home renovations for pre-1978 residences and pass on a liability to contractors, landlords, property managers, etc. that hasn't been fully vetted as of this writing. As an example - the EPA does not require contractors to carry insurance for this new regulation to obtain a certificate. However, insurance companies are sending contractors notices that this new regulation will require a rider to their current insurance policies since this new regulations opens up numerous avenues for litigation and fines.

What do this mean to the homeowner looking to renovate their pre-1978 home?

·         Increased Costs – If the work is done by a fully certified firm such as DRG, Inc. the costs to comply with this law will have to be passed on to the consumer.

·         Longer Renovation Times – Based upon the requirements outlined within the regulation, renovation times along with the time required to educate the consumer and compile and store records will lead to longer renovation times.

What has DRG done to comply with the EPA’S RRP Program?

·         Certified the Company as an EPA and Massachusetts Lead Safe Company

·         Certified all of its employees by having them complete the EPA and Massachusetts lead safe training courses

·         Purchased all of the required educational materials for the consumer

·         Purchased all of the required EPA mandated signs and equipment

·         In the process of purchasing additional insurance coverage once the limits and premiums are established.

What additional steps must be taken when working in a PRE 1978 Home?

·         Contractor, Landlord, etc. must take the time to educate the homeowner with informational lead pamphlets that must be signed, dated, and kept on record for ten years.

·         Contractor, Landlord, etc. must completely seal the job site area with plastic creating a space that won't allow any dust to travel from the site of the renovation.

·         Contractor, Landlord, etc. must post signs in and outside the work zone warning neighbors and residents within the structure that work is being performed of potential lead poison inside, even if there was no signs of it.

·         Contractor, Landlord, etc. must use a HEPA Vacuum’s, not just HEPA filters. All power tools used on the project must be fitted with HEPA controlled exhaust shields as well.

·         All debris from the site (mandate is any area 6’ by 6’ that is disturbed) must be individually wrapped and sealed in garbage bags or rolls of plastic depending on the size of the pieces.

·         Contractor, Landlord, etc. must use a test kit acceptable to the EPA and State of Massachusetts.

·         Contractor, Landlord, etc. must provide on-the-job training to workers regarding the work practices they will be using on site to perform their assigned tasks.

·         Certified Contractor, Landlord, etc. must be physically present at the work site when warning signs are posted, while the work-area containment is being established, and while the work site cleaning is performed.

·         Contractor, Landlord, etc. must regularly direct work being performed by other individuals to ensure that proper work practices are being followed, including maintaining the integrity of the containment barriers and ensuring that dust or debris does not spread beyond the work area.

·         Contractor, Landlord, etc. must be available, on-site, at all times renovations are being conducted. (Only in MA, other states allow you to be available by phone)

·         Contractor, Landlord, etc. must perform project cleaning verification.  This includes hiring an outside company to certify the work site as lead free.

·         Contractor, Landlord, etc. must have site copies of their initial course completion certificate and their most recent refresher course completion certificate present on site.

·         Contractor, Landlord, etc. must prepare required records and must keep these records for 10 years in MA (Other states require three years of record keeping)

Unlike many regulations that have come and gone the last few years this one has some serious teeth. If a Contractor, Landlord, etc. is found working in a pre-1978 home without the proper certifications and visible work practices, the fine is up to $37,500 a day, depending on the severity of the regulation. This is why insurance companies are now realizing after a year that this new regulation requires some additional discussions and new policies. It also will be a stimulus to cash starved  agencies based upon the planned dispersment of the fines. 

As stated, DRG Inc. is an EPA certified lead safe firm in full compliance with all EPA and Massachusetts Lead  Safe Practices.  This article is meant to educate our valued partners and clientele since this new regulation will change the way that renovations, repairs and other work is performed on pre-1978 residences.

If you have any questions about lead or lead safe practices give us a call.

Here are a few helpful links:

http://epa.gov/lead/pubs/renovaterightbrochure.pdf

http://ecfr.gpoaccess.gov/cgi/t/text/text-idx?c=ecfr&rgn=div5&view=text&node=40:30.0.1.1.13&idno=40#40:30.0.1.1.13.2.1.1

   

EPA Renovate Right Brochure

Seth Baldelli

Licensed Construction Supervisor

DRG Inc. 

http://drg24-7.com/