Breaking the Mold
Headache, stuffy nose, sneezing, and coughing-all symptoms of having a cold, the flu, allergies, or other health problems. But sometimes the symptoms persist beyond a normal timeframe, and sometimes the irritation appears to be connected with long periods of exposure to a particular place.
A looming issue for school administrators is mold, a type of fungus that thrives in moist environments, both outdoors and indoors. As mold, mildew, and fungus grow, they release spores and other allergens, affecting indoor air quality (IAQ). While most of the 300,000+ mold types are harmless, people exposed to moldy environments can suffer hay fever-like symptoms.
Any form of mold, whether in a school or in the home is something that must be addressed immediately before it causes any harm to anyone around. You may want to look into something like local ServiceMaster if you live in and around the Chicago area of Illinois to help get your property back to it’s normal state. Especially properties with loads of people, having mold around can cause problems surround health. A mid-sized public school district in north Texas discovered mold in one of its elementary schools. Its experience-a 14-month journey from discovery to final resolution-gives a good example of how a school district can handle a mold problem.
Discovering the Problem
In June 2001, an elementary school teacher in a rural north Texas town noticed mold on the wall around the window in her classroom. She immediately contacted the school principal, who notified the district superintendent. In the course of the day, news of the mold reached students’ parents. That night, at a previously scheduled board meeting, the parents demanded that the problem be addressed immediately to prevent a health risk to their children.
After calming the fears of the small but vocal group, the school district promised a full investigation by the district’s architect. The school board authorized the superintendent to hire experts to begin a thorough investigation of the detected mold. An information session for the community was scheduled for less than one week later.
Responding Quickly
The affected classroom was one of several in the wing of the 12-year-old school building. The district’s first task was to move all students and teachers from the entire wing. Fortunately, a new expansion had just been completed, so students and staff were relocated there while work on the affected wing began. In most districts, where extra space is not readily available, portable classrooms would have to be moved to the site before testing could begin. For the Texas district, circumstances helped minimize the impact and time required to address the issue.
The wing was sealed off to protect the rest of the school building; the seal consisted of a plastic-wrapped stud and plywood wall that provided a watertight and airtight barrier.
Meanwhile, the district’s architectural and engineering firm began to find environmental experts to begin evaluation and testing. As the team mobilized, the ceiling and walls of the initial classroom were removed to reveal more damage than was first visible around the windows. The environmental firm tested the extent of the mold and determined that similar mold damage existed throughout the building, in almost all exterior walls.
Throughout the testing, samples were taken at each location. The team discovered that most windows in the wing were leaking. However, a major contribution to mold growth was found in roof leaks and wall cavities. The school’s construction using steel studs and gypsum sheathing had not included flashings or a vapor barrier.
When the environmental firm gave its final report, mold had been discovered in 90 percent of all exterior gypsum sheathing and about 25 percent of interior gypsum walls.
Reconstructing the Area
As it was apparent that mold damage had progressed over a long time period, removal of all exterior walls and windows was necessary while the design team began to consider options for reconstruction.
The focus started on interior walls; each classroom had a sink and a small student toilet room, which increased concerns about mold on interior gypsum wallboard. Minor plumbing leaks, toilet overflows, and splashing sink water create another environment for mold growth.
Testing of the ductwork revealed that the duct liner had become saturated during roof leaks. Mold spores had grown in the ducts. The team decided to demolish all affected areas inside the wing. All classroom carpet, ceiling tiles, and ducts were removed.
While considering what new materials to use for reconstruction, the district looked at the material used in the adjacent expansion building, which was load-bearing masonry; a combination of 8-inch CMU backup and face-brick outside with a 2-inch cavity.
Gypsum interior walls would be replaced with concrete-based wallboard. To prevent direct contact with the ventilation system, ducts were replaced with insulation on the outside of the duct rather than inside.
By September 2002 the school’s rebuilt wing was open. The design team recommended a 30-day waiting period after completion before move-in. During that time, the team performed complete air-quality testing. Sometimes new furniture or other construction material will emit gas, and those readings can be detected. Follow-up testing at six and 12 months should not show the furniture gas readings. By 12 months, the air-quality testing should give a stable reading. These reports then become the “baseline” of good building health that can be reviewed if a future problem is suspected.
Crisis Planning and Prevention
Mold and its impact on indoor air quality can become a problem for any school. While the school discussed here was more than 10 years old, a building’s age is not always a factor. Some schools that are only a few years old have had mold problems.
Some warning signs include visual confirmation of mold, sinus problems, musty or humid smells, or not feeling right while in the building. If any of these signs occur, the building should be environmentally tested.
It is important with any roof, wall, or plumbing leak that vigilant action is taken immediately. Act quickly by stopping the leak, drying the area, and checking for damage. Most porous or paper-based products likely will have to be removed if the exposure has been over an extended period of time. For replacement, consideration should be given to materials such as concrete unit masonry, clay masonry, or a concrete backer-board product. Improved ongoing maintenance also can help prevent mold from becoming a serious issue, especially in buildings that are largely composed of gypsum and paper-based products. Regularly monitoring walls and the roof system, and immediately stopping any water source that appears also prevents mold; without moisture, there will be no mold.
Other maintenance tips include routinely checking sinks to make sure they are properly sealed, and keeping all expansion and control joints sealed with the proper sealant. Also, never completely shut down HVAC systems and always maintain a maximum of 65 percent relative humidity inside the building at all times.
Above all, if mold is found in your school, do not overreact. Respond to all public requests, and make each a priority. Communicate openly and honestly with all concerned parties. Hire a reputable firm to test the problem according to industry standards and do not let the testing firm provide removal and/or cleanup services because it questions the integrity of the test and brings conflict of interest to the forefront if legal action becomes part of the effort. A Mold Cleanup procedure can be done in small areas in accordance with U.S. Environmental Protection Agency (EPA) guidelines. Document and keep a file history for future reference.
With mold and its impact on indoor air quality becoming a widely recognized health hazard, it is important that school districts have an aggressive maintenance plan for every school and that consideration of high performance materials for new construction is at the top of everyone’s priority list.
Christopher Huckabee, AIA, is CEO of Huckabee Architects Engineers Management, Fort Worth, Texas. The firm has been providing planning, design, and management of schools for 35 years. Huckabee can be e-mailed at: chuckabee@huckabee-inc.com.