ASTHMA, MOLD & MILDEW
Indoor Air Quality in Residential Buildings

Most residents of Sonoma County spend the vast majority of their time indoors; whether that is in their own houses or rental units; in schools or businesses, or in commercial spaces.

The quality of that indoor air can have an impact on the health of some people, with a particular emphasis on children, the elderly, and the chronically ill.

Renters, homeowners, and housing providers need to know about both the impact on health of poor indoor air quality in living units and ways to remediate potential problems.

"The Mission of the Sonoma County Asthma Coalition is to work with key stakeholders to improve the quality of life of people affected with Asthma and to advocate for the establishment of a comprehensive countywide plan to minimize the impact of Asthma in Sonoma County. "

Sonoma County Asthma Coalition www.sonomaasthma.org

American Lung Association/ Redwood Empire www.lungusa.org/redwoodempire/

RAMP - A Bay Area Asthma Coalition and Information Source www.rampasthma.org

ASTHMA

Asthma is a disease caused by inflammation of the lungs that interferes with breathing. At best it is an uncomfortable nuisance; at worst it can be fatal.

The inflammation is often caused by allergens, which are irritating particles often too small to see. In the outdoors this can be polluted air from diesel soot, wood smoke, or dust particles. However, indoors there can be many sources of allergens that facilitate the onset of asthma or aggravate pre-existing medical conditions.

(United States Environmental Protection Agency - "Sources of Indoor Air Pollution - Biological Pollutants") www.epa.gov/iaq/biologic.html

American Lung Association - "Home Control of Allergies and Asthma" www.lungusa.org/asthma/asthomecon.html

"Como Controlar El Asma"
www.lungusa.org/espanol/atipsheet_espanol.html

MOLD and MILDEW

To reproduce, molds form tiny spores. They float through the air, and if they land on a moist spot, they may begin growing and will digest any organic material to survive and multiply. These spores are irritants, and breathing them can cause lung irritation, possibly leading to asthma, allergies or other inflammatory health conditions.

Resources on Mold and Mildew issues, US Environmental Protection Agency www.epa.gov/iaq/molds/moldresources.html

THE ONLY WAY TO CONTROL MOLD IS TO
CONTROL INDOOR MOISTURE!

Identify exterior leaks which may contribute to indoor moisture.

In the rainy season, there may be roof leaks, window leaks, or standing water under the house that raise the inside humidity level. An improperly sealed exterior wall may create mold on the interior wall, especially if there is a significant temperature difference. Leaky joint flashing between wall and roof dormers or porches may lead to water intrusion. Exterior pipe leaks like a dripping outdoor faucet or laundry drain may also be a source of interior moisture.

Identify sources of indoor moisture.

Normal living may create high levels of moisture above 60%, which is the recommended maximum humidity inside a home. The proper steps should be taken to avoid excessive moisture.

• Make sure there are working exhaust fans in the kitchen and the bathroom. Water from showers and baths, if not vented, commonly lead to mold on walls and ceilings and around enclosures. Water from cooking, if not vented, can build-up and lead to mold in the kitchen. Ideally, the fan should be connected to the overhead light switch. Investigate installing a bathroom heat lamp overhead as well, to further reduce moisture buildup.



• Check leaky pipes and drains inside the house. Moisture can build up behind the walls, leading to mold growth which is expensive to remediate.



• Move furniture away from the walls by an inch or two, to allow air to circulate and avoid moisture being trapped. This specifically refers to beds, which are often placed up against walls.



• Clean the house, preferably with a filtered HEPA vacuum. Not only do molds feed off of animal dander, dust mites, human skin cells shed by our bodies, and other microscopic organic materials, they also can be sources of lung irritation in themselves. As a partial solution, investigate the use of high efficiency air filters.



• Use a De-Humidifier. This will reduce moisture levels in the house.
  
  

The United States Environmental Agency publication "A Brief Guide to Mold, Moisture, and Your Home", is available at www.epa.gov/iaq/molds/moldguide.html

WHAT TO DO IF YOU ARE A RENTER

It is your responsibility as a renter to maintain your premises in a clean and sanitary condition. Running your exhaust fans; vacuuming your carpets; arranging your furniture and closets for air circulation; and reporting any problems to your landlord in a prompt and timely manner will help prevent health problems.

Mildew and Mold removers - recommended a 1:10 mixture of bleach and water, remaining on the mold for at least fifteen minutes time.

Regular cleaning is a good thing; however, do not open up walls or paneling in your attempt to remove mold; in some cases, this will only spread the mold and make it worse.

California Dept. of Health Services Info Sheet: "Mold in My Home: What Do I Do?" (in PDF) or (in HTML).

California Dept. of Health Services Info Sheet: "¿Moho en Mi Casa: Que Hago?"

A landlord or property manager may knowingly or unknowingly be liable for damages resulting from a mold-related illness if a Violation of the Building Code is the source of the problem.

• A roof, wall, or window leak that causes moisture to build up;
• An interior plumbing leak;
• Poor design of the exterior drainage system that leads to water build-up under the building or in the walls;
• Lack of attic ventilation;
• Deficient bathroom or kitchen ventilation;
• Failure to vent moisture from appliances correctly;
• Failure to dry out carpets or other materials that may have been soaked by flooding, plumbing leaks or overflows, or fire clean-up;
• Failure to address written complaints in a timely manner.

There are a variety of potential remedies to tenants who may suffer from health problems related to negligent maintenance practices by the housing provider. However, in all cases you should consult with lawyers or a housing counseling agency before you take steps which may lead to legal action.

POTENTIAL REMEDIES FOR TENANTS

• Under the Repair and Deduct law (California Civil Codes 1941 & 1942), a tenant may take up to 1 months worth of rent and hire a contractor to make necessary repairs if the housing provider has not responded in a timely manner to written notification of the problem.



• A renter may withhold rent until the problem is remedied.



• A renter may file a lawsuit, with an attorney, to recover damages for both the illegal living environment and the damage to the health of the residents, although proof of health damage may be difficult to determine.

NOTE: The above are risky steps, and are often difficult to prove in a court of law. Do not undertake any action in this direction without proper guidance!

IF YOU ARE THE HOUSING PROVIDER

LEGAL ASPECTS

You need to take steps to comply with the law and avoid potential costly litigation.

• Review the physical status of the apartment to verify that there are no code violations which may lead to an unhealthy living environment. Industry best practices for moisture control should be followed. "Best Practices for Moisture Control"



• Respond quickly to tenant's request for maintenance and repairs.



• Work together through mutual education, and the preparation of a lease addendum on mold, mildew, and indoor air quality.

Information on regulation, insurance, law suits: "Housing Zone Mold and Insurance Crisis Forum"

REMEDIATION

In severe cases, it is recommended that a qualified industrial air hygienist measure the indoor air quality. Indoor and outdoor samples must be taken, and the relationship between the two are examined. Then,a set of recommendations and scope of work are prepared. You should solicit bids for that specified work from several qualified mold and moisture remediation contractors. They are often listed in the phone book under:

• "Air Quality - Indoor"
• "Industrial Hygiene Consultants"
• "Mold Remediation"
• "Fire and Water Damage Restoration"
• "Water Damage Emergency Service"

Be sure to ask for references.Unqualified remediation contractors have been guilty of fraud and shoddy work. There are good and reputable contractors in Sonoma County from which to choose.

What does mold look like? Go to: "Mold Photo Gallery"

In Conclusion

Poor Indoor Air Quality in the home, resulting in mold, allergens, and other irritants, can potentially represent a life-threatening health crisis for vulnerable residents. Owners and Renters, by being aware of the issue and taking the proper steps to avoid problems, can improve the quality of healthy life for residents and avoid costly maintenance problems and legal damages.

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