SICK BUILDING CONTRIBUTORY FACTORS AND THE IMPACT OF MOULD IN WORKPLACES AND OFFICES
Problems for property owners and managers such as terrorism insurance, asbestos, and aggressive lease conditions are currently being overtaken by common mould. It has been described by an authority as ubiquitous, insidious, silent and often invisible dangerous in fact a growing menace that and damages wherever it touches.
The asbestos dilemma of the mid-1980s probably offers the clearest analogy to the current threat. In both cases, a new and not particularly well-understood phenomenon surfaced relatively quickly. The response of those affected tended to be highly emotional in each setting, calling for fast and sensitive responses by building owners and managers. To the extent that regulations existed to deal with the problem, they were not evenly applied or interpreted.
Key distinctions can be drawn between the asbestos "dilemma" and the problem of mould. Unlike asbestos which was already in situ before the dangers were understood, mould can normally be prevented or controlled And while asbestos litigants target manufacturers in the main those concerned with the mould problem are tending to blame building owners or managers.
In the USA, mould litigation is growing with more than 9,000 claims of personal injury, property damage or other loss currently pending. Anecdotal evidence suggests that awards for property damages, alone, can cost up to $400,000 range. Currently, there is insufficient data to assess the financial impact of personal injury claims, but a US jury has awarded $34 million in a case involving mould in a residential property.
This is taking place despite the fact that the scientific community does not speak with one voice about the actual health risk. This uncertainty may translate to opportunities for plaintiffs and it certainly continues to frustrate property owners and operators. Sufficient motivation for dealing with mould in real estate is reflected in the success of current plaintiff claims for personal injury, property loss etc. The insurance industry is starting to excluded itself and lenders and other real estate investors are following suit and avoiding properties with current mould problems or demanding that treatment precedes transaction.
Removing mould can disturb the workplace. When compared with asbestos, removal is different as asbestos can often be controlled in place for removal as convenient. Mould usually demands an immediate response. Mould and its spores are all around us and only become a problem when they begin to grow in a building. Visible on finished surfaces, it is hard to detect on unfinished or interior components. The most reliable test is a physical inspection. Mould always needs a water source to develop with some types needing just a huigh humidity level. This means that mould can strike anywhere, even in the middle of a desert. Conventional interiors such as vinyl wall coverings, wall-mounted fixtures or even artwork trap water and start the growing process. Basement or ground level areas, interior corners, north facing units and seldom used areas suffer the risk of excessive humidity and water accumulation. And, suspending HVAC services in unoccupied or unused areas permits the creation of high levels of humidity. Although building components such as windows or roofs are common points of failure, architectural features should not be overlooked . Curtain wall systems that integrate External Insulation Finish System or (EIFS), some masonry designs and balconies demand care. And planters, irrigation systems, fountains and other landscaping features are a source of damage.
Managers and operators provide our first line of defence against mould. and the quicker they react to a problem the more successful is the outcome Property operators should identify risky areas on a systematic basis in and routine checks can be extended by checking relative humidity and water content.
Scheduled inspections help to establish baseline conditions but unscheduled inspections should follow significant weather events, plumbing failures or any event that results in the uncontrolled release of water or the introduction of excessive humidity. Different tests are available to investigate the presence of mould and it is possible to get samples from inside walls. An effective indoor air-quality management programme will help to avoid some of the problems associated with mould growth.
If clean water is removed from a building within a couple of days it is not likely to accelerate mould growth but if other water gets into a building even immediate intervention may not be sufficient to prevent mould growth.
The current effect of mould on the market will begin to dissipate for many of the same reasons that the impact of asbestos has reduced. Investors, operators and occupiers will become more comfortable as they gain knowledge and experience.. The sensitivity of our building trades to water intrusion is increasing, improving their response and limiting potential damage. These trades will also become skilled at the treatment of minor mould problems. Until then, however, unless estate management and its clients take an active stance in this battle against mould, both will continue to suffer from the unexpected and undesired arrival of this dangerous and an uninvited guest.
If you wish to have a full impact survey of this and other little known workplace environmental problems call Professional Health and Safety Consultants (020 8778 7838). We have known certain workplace situations where dirty air conditioning filters, dirty air ducts and disused plumbing pipes or fixtures have led to an abnormal rise in health related problems to your workforce, with the consequential costs of sick leave payments, poor productivity and lack of morale. It is tough to run a company with a lean management team, but sick buildings can be remedied and good occupational health procedures can be maintained and benchmarked in any workplace with our assistance.
This article was based on our knowledge base and on current information from a number of commercial facilities management research teams and scientific sources.
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