It’s one of the dirtiest four-letter words in the apartment industry: mold. Mold hasn’t been in the news—or reported on in units magazine—lately, but that doesn’t mean it’s no longer a problem. Unfortunately, mold is everywhere, from the air inside our homes to outdoor areas. The mold that we deal with in our industry can pose potentially harmful effects to residents and employees and to apartment companies’ bottom lines.
Mold can grow on any surface where moisture or humidity is present. It can cause permanent damage to building materials and personal property. It’s often caused by water leakage from plumbing fixtures, air conditioning equipment not functioning properly, intrusion of water or moisture inside the home from the exterior environment, flooding, or condensation resulting from poor ventilation. These reasons are almost always preventable with proper attention to preventive maintenance onsite.
Mold prevention requires everyone’s involvement, not just the usual suspects in the maintenance shop and in the front office. Residents can prove to be an ally by following some easy tips.
- Residents should know to report any water leaks in a timely manner, and maintenance staff should handle reports of water leaks in an equally timely manner. (For advice on encouraging residents to report maintenance problems, see “Rewarding Resident Response,” p. 70.)
- Residents should report any sightings of mold in their apartment homes to management immediately. Maintenance technicians can investigate the source of the mold and take the proper steps to eliminate it promptly.
- Residents also can decrease the threat of mold in their homes by:
• Keeping the room’s temperature between 60 degrees and 80 degrees;
• Using ceiling fans to circulate air;
• Keeping windows closed during damp or rainy days and opening them during dry weather;
• Being sure that kitchen and bathroom exhaust fans work;
• Keeping their apartment home clean; and
• Reporting any problems to management immediately.
Mold Detection
Maintenance technicians have many opportunities to detect possible problems related to mold. One prime way is during the make-ready process. At this time, the technicians are working in a vacant apartment, so it is much easier to perform a deep inspection and check the plumbing system, air conditioning equipment, ventilation, plumbing fixtures and appliances to ensure everything is working properly. This is the best time to make any needed repairs.
Technicians also can perform preventive maintenance repairs on any equipment or structure to avoid future mold problems, make buildings and equipment last longer, and lower the chances of having to come back later and perform repairs in an apartment that is now occupied, which can create discomfort for residents.
Maintenance technicians also should be prepared to identify possible problems with mold when they respond to resident calls about other problems. When doing so, they can inspect the area for indications of other mold-related issues. Not only is this a good business practice and good customer service to the resident, a simple look around could prevent costly repairs and complaints from residents.
Proper Remediation
Maintenance technicians working in small areas (less than 100 square feet) affected by mold will need to be trained to perform repairs safely to ensure they are following company guidelines. Technicians should use proper Personal Protective Equipment (PPE) such as gloves, goggles and respirators; make sure the area damaged is isolated properly; and inform residents about the safety precautions they need to follow. For areas more than 100 square feet, the best practice is
to hire a professional company that is certified to do the job and follow their direction.
Here are some helpful resources:
Source: Pablo Paz, National Maintenance & Safety Instructor, NAA Education Institute