sacramento report

By Monica Williamson

With the recent heavy rains throughout California, even the most fastidious property owners can end up with roof leaks, which can lead to water intrusion and mold growth if the unit is not properly dried. This article provides some basic strategies for rental property owners dealing with this situation. Members are urged to respond to tenant reports quickly. In order to prevent mold growth, CAA has created mold guidelines, which can be found on our website, www.caanet.org.

Background
While mold has always been present in our indoor and outdoor environments, there has been an increase in mold occurrences in buildings, due in part to an aging building stock, new housing construction where porous materials may not have been kept dry during construction, and modern building techniques
designed to conserve energy that also seal in moisture.

There are at least 1,000 common species of mold in the United States. Some, but not all molds, produce several different mycotoxins, which may cause a toxic response in an individual when small amounts are eaten, inhaled or touched. Three conditions are necessary for mold growth to occur: the right temperature (40-100 degrees Fahrenheit); a nutrient base (like dust, soil, leaves, wood and paper); and moisture. When excessive moisture accumulates in buildings or on building materials, mold growth is likely to occur—particularly if the moisture problem remains undiscovered or uncorrected. The severity of mold growth depends on the amount of time materials remain wet. Accordingly, it is important
for a property owner to quickly and thoroughly address any moisture problems as soon as possible.

State and Federal Guidelines for Mold
There are no state or federal laws or regulations that define the amount or type of mold that is hazardous or that define a property owner’s duties with respect to mold. In 2001, the U.S. Environmental Protection Agency issued mold remediation guidelines. The focus of the EPA guidelines is effective prevention and cleanup of water intrusion and mold. Most of the recommended prevention techniques are simple maintenance measures that can be implemented by most property managers and owners. Mold remediation methods depend on the extent of mold contamination, as determined through a visual inspection.

In California, the Department of Health Services was directed through state law—the Toxic Mold Prevention Act of 2001—to develop standards for the identification and remediation of mold in commercial, residential and public buildings. As of February 2006 (the last date information was made available), the (newly created) Department of Public Health released a statement on implementation of the act. The report states that “After considerable research, DHS scientists concluded that although recent studies have strengthened the evidence between living or working in a damp environment and increased risk for respiratory symptoms, the role of mold growth in these complex environments is still unclear . . . For these and other reasons detailed in the report, science-based permissible exposure limits for indoor molds cannot be established at this time.”

Mold Education
CAA recommends that property owners should provide each new resident with the DHS Indoor Air Quality Info Sheet entitled, “Mold in My Home: What Do I Do?” (available on the DPH website, www.cdph.ca.gov) as part of their standard move-in packages. Residents should also be asked to promptly report any signs of water leakage, excessive moisture, or mold or mildew growth. CAA provides a mold addendum to help owners impress upon tenants their responsibility to report and remediate conditions conducive to mold growth.

Owners should also ensure that a knowledgeable member of their staff perform a walkthrough of a unit prior to new tenants taking possession. Any apparent mold should be immediately and properly remedied as part of the turnover process.

Owners should require all onsite employees to receive minimum awareness training regarding mold. The specific training topics should include, but may not necessarily be limited to: introduction to mold biology; safe work practices, including proper cleanup methods, personal protection and potential health hazards; review of any company-specific policies and procedures; resident awareness; addressing resident concerns; and documentation/notification.

In the winter months, when heavy rains remind us that certain conditions may occur at rental properties, many owners would agree that maintenance programs should be in place to minimize the opportunity for water intrusion and mold growth. An ongoing commitment to maintenance will minimize conditions conducive to mold growth and is certainly a prudent investment for rental property owners.

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The opinions expressed in this article are those of the authors and do not necessarily reflect the viewpoint of SFAA or SF Apartment Magazine. Monica Williamson is CAA’s vice president of public affairs Copyright © 2008 by SF Apartment Magazine. All rights reserved.