Disclaimer

Disclaimer: The advice and information provided are intended to assist clients in making informed decisions. However, they do not constitute legally binding guidance or financial advice. Each client is responsible for evaluating the information in light of their individual circumstances, needs, and financial situation, and for making their own decisions accordingly. For general questions about our services, you can also review our FAQ page.

Using a Mold Dog as the First Step

As you know, a mold dog is an important first step in helping to identify all of the areas of concern for mold contamination in a structure, but it is the first part of a multi-step and involved process to effectively address all of the sources of exposure. Additional investigation and possibly testing of the areas alerted to as well as remediation and proper cleaning protocols will be the next steps to address the mold sources as part of your overall mold inspection and remediation plan.

Below I will give information, guidelines and resources to help you to continue with your mold remediation journey. As many of our clients have discovered on their journey with mold and mold illness, there are a wide range of opinions and experiences when it comes to effectively remediating mold. The information provided below is a culmination of personal experience and what worked for us in our own remediation as well as information and experience we have gathered for several years working alongside many of the top professionals in the industry. For a step-by-step overview of what happens after detection, you may also find our Next Steps After Mold Detection guide helpful. If you are coordinating with neighbors or family, you can review our group mold inspection rates for potential savings.

Trusted Mold Sources for Education

Surviving Toxic Mold

Surviving Toxic Mold – www.survivingtoxicmold.com – this is a great source for all things mold. Education on what proper remediation and containment involves. Guidance on how to ensure your remediator is following the proper procedures. Cleaning protocols and guidelines on which belongings to keep and which should be replaced. We personally used this website for at least 95% of our own approach to our remediation. I credit this site with giving us the guidance that enabled us to stay in our home and for our health finally improving.

Matt Kelly and Farmacy

Matt Kelly has an Instagram account, Facebook group, and hundreds of YouTube videos all about mold. He has a website – www.farmacy.com – where you can order swab and tape sample tests to help you further test and investigate the areas of your home that Murphy alerted to such as inside wall cavities or in the air ducts.

Important Remediation Principles

IMPORTANT: A successful mold remediation involves being very methodical about the process. ALL sources of mold must be removed FIRST and at the same time. Proper remediation involves cutting out and removing all of the contaminated materials. In rare instances of structural elements like beams that cannot be safely removed, those must be sanded down and then treated.

Remediation should not be done in sections or phases as remaining mold sources will leave the remediated sections open to recontamination. Cleaning or replacing belongings should not happen until all remediation work is done. Cleaning or replacing items before the remediation work is completed is a waste of time, energy and money as everything will be re-contaminated with mold still present. You must be very thoughtful about the order in which you are tackling the remediation and cleaning processes. For more general education, you can also browse our mold education blog and our article on protecting your health from common household molds.

HVAC Systems and Mold

HVAC systems with mold contamination have the potential of being one of the most significant mold exposures a house can experience. The mold, mycotoxins and bacteria are in the air breathed and contaminating not only the contents and belongings in a home, but also all surfaces around the home including walls, ceilings, flooring and more. This is one of the sneaky sources we discuss in our guide on 5 sneaky places mold hides in your home. Unfortunately, effectively remediating an HVAC system with mold is very difficult and finding professionals that approach the process correctly is extremely challenging.

Only 30-40% of HVAC systems with mold can be remediated. The remaining 60-70% of systems will need to be entirely replaced. We encounter many clients who have had their ductwork cleaned or fogged or have had an HVAC technician tell them their system is fine when in fact their systems have mold in them and the cleaning and treatment they paid for has not corrected their mold problem. There are many reasons why simple cleaning and fogging does not remediate mold.

Proper remediation of an HVAC system involves taking the system apart and the pieces being taken outside to be properly cleaned. Simple fogging or spraying of fungicides will not reach all of the areas of mold in every crevice and will leave you with mold that will grow back.

There are parts of an HVAC system that cannot be cleaned once they have mold growth and replacement becomes the only option to effectively remove the mold source.

If mold is growing out of the lining of the ducts, it cannot be remediated and the ductwork must be replaced. Mold has a shallow root system. While fogging the ducts with a fungicide may initially seem to clear the surface of mold, it will not reach the roots and the mold will eventually grow back. There is no way to effectively kill off the root system that has grown into the duct lining.

Plenums with a fiberglass lining are more prone to mold than those that are only metal. While mold does not technically grow on fiberglass, the fiberglass does gather dust and other organic matter that then allows for mold growth and problems. It is best to have a plenum that does not have a fiberglass lining.

Mold growth can also occur on the coils in the furnace and even on the outside of the ductwork in the insulation should there be excessive condensation or leaking.

In addition to correcting the mold issue in your HVAC system, it is extremely important to identify why the problem in your HVAC system happened in the first place. Sadly, installation errors with systems are very common as the reason mold growth occurs in an HVAC system. There are a wide variety of problems with the initial installation of HVAC systems that can allow mold problems to occur. It is VERY important that you work with a professional who knows why your problem occurred and can help you take whatever steps are needed to prevent the same problems with your new or remediated system.

Common HVAC Installation Issues

  • Is the system too small for the space? If the system is too small for the space or it is being used for too many levels of the home, it will struggle to keep the humidity down and that increased humidity can help mold to grow.
  • Is the system too large for the space? Systems that are too big for smaller spaces can actually produce a lot of heat and cause temperatures and humidity to be higher which can help mold grow.
  • Is the system zoned properly? If the system is not zoned correctly and warm air and cold air are being allowed to meet it can create areas of condensation in the ductwork and cause mold to grow in the ducts or outside of the ducts in the surrounding insulation.
  • Are there tears in the ductwork or leaks into the system? Tears in the ductwork allow for contamination and moisture to get into the ductwork and allow mold growth. Leaks provide a moisture source to feed mold as well.

Keeping a New or Remediated HVAC System Clean

Whole house air purifiers or HEPA systems. These filtration systems attach to your handler and filter the air before it reaches the rest of the system which can help to eliminate mold spores and contaminates before they are able to get into your system and grow. Trane Clean Effects is a home air purifier that we personally have installed on our own systems and have had great success for the past 6 years keeping all of our systems clean in the house. https://www.trane.com/residential/en/products/indoor-air-quality/air-purification/cleaneffects/

UV Lights in HVAC Systems

What about UV Lights? The science and theory behind using a UV light inside of your handler to help kill mold spores in your system makes sense. Direct UV light does neutralize spores and mycotoxins. However, there are some who contend that due to the rate of speed the particles are traveling inside the HVAC system, they are not spending the amount of time needed under the UV light to fully neutralize them. Our opinion is that it may not be a sufficient approach on its own to fully protect your system and we have seen enough clients with UV lights in place who still have mold issues in their HVAC systems to be concerned with its efficacy. Installing a UV light as an additional source of protection cannot hurt anything, but we do not feel it should be used as a standalone approach in preventing mold from occurring in your new or remediated system.

Windows and Walls

Exploring windows and walls for mold can seem like a daunting task depending on how many areas Murphy may have alerted to. We see a wide variety of problems with windows and walls and there are many factors that should be considered when beginning to investigate those that are suspected to have mold concerns. Windows and wall cavities are also common in the list of sneaky places mold hides in your home.

Common Causes of Window Mold

  • The most common cause we see is failing or even missing caulking on the exterior of the window. Many regions of the US have extreme fluctuations in temperature with the different seasons all year. The continual expanding and contracting with the temperatures can result in small cracks in the caulking or pulling away from the framing. This allows for moisture to get into the framing around the window and oftentimes down into the wall below.
  • We see installation errors with windows where caulking is missing or windows were installed incorrectly which has allowed for moisture to get in.
  • We have seen instances where brand new windows were installed on top of framing that had water damage or mold from the old window. It is not uncommon for contractors to feel there is an “acceptable” amount of water damage and mold and to be fine with leaving it in place as many believe it will not hurt anything.

Common Causes of Wall Mold

  • Leaks from water pipes, gutters and roofs are some of the most common sources of water damage in a wall.
  • In basements, issues with drainage around the exterior of the property can cause excessive moisture around the outside of the home and cause basement walls to be damp or have leaks in cracks. This can result in mold growth behind drywall or under flooring.
  • Condensation from ductwork can drip into wall cavities and allow for moisture.
  • Just because there is not an obvious source of water in a wall does not mean that there is not opportunity for mold to form.

Tools for Investigating Windows and Walls

Common tools for investigating around each of the windows and in the walls once baseboards are removed include:

  • Borescope: A cable style camera that allows you to get a visual look up inside the wall cavity. It can help with identifying large amounts of water damage and mold.
  • Tape Sample: A tape sample can be used to get a spore count up inside of the wall cavity. A low spore count could indicate only a minor amount of mold which may not need to be remediated while a high spore count would indicate there is a large amount of mold and indicate remediation is needed.
  • Swab Test: A cotton swab type test where a sample is swabbed from the inside of the cavity. It can help with identifying the type of mold inside the wall which can also be important in helping to determine next steps.
  • Thermal testing: Thermal imaging can help with identifying if there are areas inside of the cavity where there are cool or hot temperatures. This can help with identifying moisture and leaks, air gaps in the HVAC system and other issues.

All of these tools should be used by a mold inspector or remediation expert in helping you to identify what is going on with each of your windows so you can plan the appropriate approach to addressing each area.

Bathrooms and Mold

Showers and Tubs

Showers/Tubs: There are several possibilities that need to be explored to help you identify the source of mold in your shower.

  • Failing caulking or grout: this is the most common problem we see with mold growth in the shower or tub. Gaps or cracks in the caulking, unsealed or deteriorating grout, improperly draining water and pipe leaks are all things that should be explored and considered.
  • If you have areas in the shower or tub where you consistently have mold growth that comes back after you clean it, then that is a likely indication you have a larger source of mold behind that surface.
  • Shower heads should be removed and investigated as they can accumulate and grow mold.
  • Jetted tubs can grow mold in the tubing and develop cracks that leak more easily than regular tubs. A jetted tub usually has an access panel that allows you to see under the tub. Look for signs of water damage or leaking under the tub.

Toilets

Toilets: Common things to consider when investigating mold with a toilet.

  • History of leaks or water damage could have resulted in water damage and mold growth under the toilet. Removing the toilet and further inspection underneath the toilet and of the drywall and baseboard behind the toilet should be done.
  • Crumbling grout around the toilet or warped hardwood flooring indicates a moisture source underneath.
  • Particularly with hardwood flooring, it is not impossible for a leak from the toilet to be minor enough to wet the subfloor and allow mold growth while not showing any signs of water damage or warping on the hardwood flooring. Removing the toilet and taking a look at the subfloor is suggested.
  • Check toilets for problems like more than one wax ring in the base of the toilet. This can cause the toilet from not sealing properly with the piping and allow for leaking.
  • If bigger concerns have been ruled out, it is possible that the mold is growing inside the hollowed-out rim of the toilet bowl. The following video shows how you can clean the toilet and address the mold. We prefer to use 12% hydrogen peroxide instead of bleach like is shown in the video as it is less toxic. https://www.youtube.com/watch?v=NLK7tymQhSc
  • Hydrogen peroxide: https://a.co/d/32iV0IB

Sinks

Sinks: Common things to consider when investigating mold in a sink.

  • Leaks or history of water damage: if there has been a history of leaking or signs of water damage under the sink, further exploration and inspection should be done to determine if there is mold growing underneath the cabinet, flooring or in the surrounding drywall, baseboards, etc.
  • Caulking: missing or failing caulking behind the sink along the wall can result in water falling between the vanity and the drywall which can result in mold growth.
  • Undermount sinks: undermount sinks are more prone to mold issues as they can have gaps in the silicone used to seal them from underneath the vanity. Moisture can get trapped in the gaps and mold can grow. Replacing the silicone and establishing a routine of regular cleaning can help with reducing or eliminating mold growth.
  • Overflow drains can accumulate mold growth. Regular cleaning with 12% hydrogen peroxide can help with reducing or eliminating mold growth. We recommend using a tiny scrub brush similar to the ones used to clean metal drinking straws to get down into the space and help with removing the debris. An example is linked here: https://a.co/d/dUY6Cuu
  • Faucets: many faucets have aerator screens on them that can allow gunk and mold to gather and grow. Removing the screen and cleaning with hydrogen peroxide and the same small brushes along with a regular cleaning routine can help with reducing or eliminating mold growth.

Kitchens and Mold

Dishwasher

Dishwasher:

  • The dishwasher should be pulled out to determine if there are any leaks behind or under the appliance.
  • We have seen mold growth form on some dishwashers underneath the insulation wrapped around the outside. A thorough inspection under the insulation and of the insulation itself should be done.
  • Dishwashers all have a filter and that filter can gather food particles that can become moldy. Regular cleaning and maintenance of the filter and the areas around the filter is recommended. In addition, ensuring all dirty dishes are rinsed of large food particles before being placed in the dishwasher will help with reducing the probability of mold growing in the filter.
  • Mold growth can form in the joint or fold of the dishwasher door where it closes up into the unit. It can also form in the seals around the door and in the soap dispenser area. Thorough cleaning with hydrogen peroxide is recommended.

Refrigerator

Refrigerator:

  • Depending on the make and model of your refrigerator, there are some models that have a condensation tray between the freezer section and fridge section of the appliance. That condensation tray can hold moisture and allow for mold to grow. You will want to research your specific make and model of your refrigerator to determine if this is something that your fridge has. An appliance repair person can then help you with accessing this area to check it for mold or there are likely YouTube videos to follow for those who want to do it themselves.
  • Coils: it is not uncommon for dust, pet hair and other organic material to accumulate on the coils behind or underneath the fridge. This can also trap mold spores and allow for mold growth. Do research on cleaning the coils of your specific make and model of fridge, but keep in mind that tipping a fridge too far can result in causing the fridge to stop working so do not tip it over. Follow all manufacturer recommendations with how you access the coils and how you clean them.
  • Ice maker and water dispensers: the constant source of water in ice makers and water dispensers can result in some mold growth. Some people have success with flushing the tubing out with vinegar or hydrogen peroxide. You may want to consider hiring an appliance repair person to help you with accessing the system so you have the best opportunity to reach all of the affected areas.

Kitchen Sink and Countertops

Sink/Counter: The recommendations with the sink and counters in the kitchen is similar in many ways to the recommendations with the bathroom sinks.

  • Leaks or history of water damage: if there has been a history of leaking or signs of water damage under the sink, further exploration and inspection should be done to determine if there is mold growing underneath the cabinet, flooring or in the surrounding drywall, baseboards, etc.
  • Caulking: missing or failing caulking behind the sink or along the counters can result in water or food spills falling between the cabinets and the drywall which can result in mold growth.
  • Undermount sinks: undermount sinks are more prone to mold issues as they can have gaps in the silicone used to seal them from underneath the cabinet. Moisture can get trapped in the gaps and mold can grow. Replacing the silicone and establishing a routine of regular cleaning can help with reducing or eliminating mold growth.

Washing Machines and Mold

Washing Machines: Washing machines have a lot of potential for areas of mold growth that will need to be explored.

  • IMPORTANT: The door of a washing machine should always remain open when not in use to allow for air flow and for moisture to dry quickly. Regardless of whether you have a top loader or a front loader, the door should always be propped open when not in use.
  • Most washing machines, whether front or top loader, have some agitator type piece(s) inside the drum of the washer. Most are very low profile and appear to just be small plastic ridges inside the drum. Most often the agitator pieces are a cap with one piece on top of another usually affixed by a screw or two. Mold can easily grow in-between those two pieces. They should be taken apart and checked for mold growth.
  • The detergent dispensing drawer or dish should be pulled all the way out and inspected. Mold growth on the back of the drawer or inside where the drawer inserts is common.
  • If there is any sort of center cap down in the drum on the top loader or if there is an old school, tall center agitator, that should be removed and checked for mold.
  • All washing machines have a filter that is supposed to be cleaned once a month. Items such as socks, leaves and other debris can get trapped in the filter and grow mold. Research your specific model of washing machine to determine how to access and clean the filter.
  • You may choose to bring in an appliance repair person to help you with further investigating your washing machine. Removing the drum entirely to check on mold growth within the main cabin of the appliance is recommended.

Post Remediation Cleaning Protocols

The cleaning recommendations below are intended for those surfaces and belongings that are considered to be able to be salvaged after your remediation. Please reference the guidance on the Surviving Toxic Mold website linked above for guidance on which belongings are considered safe to keep and which belongings you may want to consider replacing. Obviously, this can be an expensive and difficult process when faced with needing to consider discarding of the advised items. If you need further guidance or suggestions, please reach out to us so we can help you with deciding which items to focus on and which you may be able to try and salvage. If you need help choosing tools and supplies, you can also review our recommended products page.

Small Particle Cleaning

Small particle cleaning should be done in all areas of the home once all mold remediation work is completed. Small particle cleaning involves HEPA vacuuming and wet wiping all surfaces and belongings in the home to remove mold spores. After HEPA vacuuming, Bioesque (https://a.co/d/ejynKFd) can be used to wet wipe surfaces to neutralize mycotoxins and bacteria.

Bioesque is a nontoxic, botanical solution with a blend of herb and citrus oils that in combination neutralize mycotoxins. This solution can be used on all surfaces such as floors, walls, ceilings, countertops, cabinets and furniture. As many surfaces and belongings as possible should be wiped down and cleared of mycotoxins to improve reactivity to contaminated items. Bioesque can be purchased on Amazon in a variety of container sizes and quantities.

Soaking Items in Ammonia Solution

For those items that can be submerged in liquid, a solution of 50/50 ammonia and distilled water can be used to neutralize mycotoxins and bacteria on contact. This can be used to clean toys, kitchen tools like pots, plates and similar items. Any item that can safely be submerged in water can be submerged in this solution to instantly neutralize mycotoxins.

The ammonia used is the inexpensive cleaning ammonia usually found at Walmart. Be certain to use distilled water so that it does not contain chlorine. Ammonia and chlorine combined will create dangerous toxic fumes. Fill a large storage tub with a lid full of the solution and you can use it over and over throughout your post remediation cleaning process to clean items. Important: this process is best done outside or in a well-ventilated garage due to the fumes from the ammonia.

Laundry Protocol for Mold and Mycotoxins

Laundry Protocol: All items that can be washed in a washing machine can be cleaned using this protocol. Clothing, bedding, towels, drapes, small rugs and any item that can be washed in a washing machine should go through this protocol to remove mycotoxins and the dangerous bacteria that usually are present with mold. All four of the steps below are done with each load of laundry in the order listed. Water temperature does not matter.

Ongoing Support and Questions

Please reach out to us if there are any areas of concern not addressed in the information above or if you would like to further discuss the information shared. Once you have completed your remediation work, we are happy to help you with ensuring you are using the correct cleaning protocols for cleaning your belongings and the surfaces in your home.

We also can help advise on what items can be salvaged and what you may want to consider replacing. It is not at all uncommon for clients to reach out any time they need help with questions during their remediation as well so please do not hesitate to reach out if you find you need advice or direction during your remediation. We are always happy to help you through what can be a confusing and stressful time.