Fast Drying Prevents IAQ Disaster At FEMA Building

A pipe burst early on a Wednesday morning in a Washington, D.C., office building spilling 500,000 gallons of water onto the seventh floor and drenching the lower levels. In the process, it flooded one of the key disaster relief processing centers for the Federal Emergency Management Agency (FEMA) and caused major damage in state and local government offices.

The 2.5 inch pipe ruptured in a seventh floor office suite where workers had installed a new sprinkler system. FEMA officials said that after the pipe was installed Tuesday, the workers turned the water on and went home. Then around midnight, a security guard on the first floor noticed water raining down. One maintenance worker said that when he arrived on the scene, he saw water pouring through the first-floor ceiling like “a rushing river.”

On Wednesday at approximately 2:00 pm, First Restoration Services was asked to mobilize and provide mitigation services to the facility. We arrived onsite at 6:00am Thursday and provided 25 days of continuous 24-hour drying and mitigation services.

Wednesday, Day 1
Sam Bergman, president of The Rolyn Companies, called FRS – Charlotte office at approximately 2:00pm. Sam alerted Mark Headen and Mark paged Frank Headen. FRS began an immediate mobilization and loaded all needed equipment and supplies. A convoy left Charlotte at 6:30pm on Wednesday and arrived on site early Thursday morning. Frank Headen was in Chicago and flew to Reagan National Airport. He arrived at 5:15pm and was picked up by Ron Bergman, vice president of The Rolyn Companies, and was taken to the job site.

A loss assessment of the water damage was performed using standards and procedures established from S500 by the Institute of Inspection, Cleaning and Restoration Certification (IICRC ) and other industry standards as appropriate. The collection of data included a thorough on-site inspection of the facility using environmental temperature/humidity and moisture content instrumentation; interviews with the facility manager and tenants; a review of documents and drawings of the structure; and an on site inspection of a sister building located on the same property. After analyzing this collected information, a standard for temperature/humidity levels and moisture content of all materials was established.

The information gathered was further used to formulate a mitigation plan. This plan included:

• Identifying and evaluating health and safety issues;
• Determining protection levels for contents and equipment
• Determining the extent of moisture intrusion
• Evaluating and assessing structural materials
• Evaluating the HVAC systems
• Documenting pre-existing conditions not related to the current loss
• Establishing drying goals
• Determining the overall scope of the mitigation process to support the total restoration plan

Based on the above procedures, a proposal was provided to remove all water, and to dry the structure and contents to its normal state of equilibrium using desiccant and refrigeration-based dehumidification systems and specially designed air-moving and filtering equipment.

Thursday, Day 2
Equipment and generators were set up around the perimeter of the building. Desiccant dehumidifiers (300 cfm) were taken up the freight elevators and installed on the 4th, 5th, 6th, and 7th floors. Fans and air movers were installed to create a vortex-drying chamber on each floor.

Special attention was given to the Maryland Department of Social Services area, the FEMA floors, the Health Center, and the Community College area. Water removal continued on all floors. Wall assessment continued, vinyl base was removed and drywall was opened up in damaged areas. Water was removed from inside the metal base plates in the walls. Approximately 75 Hobos (temperature and humidity recorders) were installed throughout the building. A watch team was set up on two twelve-hour shifts to monitor the drying equipment and continually adjust the air movement.

Friday, Day 3
All drying equipment was installed and operating at designed levels. The ideal situation would have been to start on the 7th floor and then move down floor by floor. However access was severely limited due to cubicles, furniture and equipment throughout all floors. Moisture mapping and assessment was done continually.

Due to the different federal, state, and local office occupancy, we had a large number of certified industrial hygiene firms involved. Morris French, Ph.D., and Timothy French of Micro Air Inc., represented the insurance carrier. Dr. Eugene Cole with Dyncorp represented FRS Inc. Martel Labs Inc. represented the Maryland Department of Social Services. Hilton Maynard represented the Maryland Department of Human Resources. FEMA provided their own staff environmental scientist, Terry F. Carraway, Jr. CIH, CSP plus retained Applied Environmental Inc. French acted as the point environmental scientist and we coordinated all other personnel and firms around this organizational structure. There were lots of discussions and meetings regarding air quality issues and drying protocol but this turned into one of the most co-operative and professional jobs we have ever been involved in.

Days 4 Through 7
Overall damage assessment continues. Continued to open walls to dry out interior as access is gained by having cubicles removed. Because the cubicles that back up to the center core of the building have not been removed on the 6th and 7th floors, we cannot remove the carpet under the back legs and cannot access the core walls. This is a potential problem area. We lower the humidity on the 2 floors to 15 percent to control the wet wall environment.

Vinyl base and wall opening continues in the social service and health clinic areas on the ground and first floors. We re-evaluated the college area on the 2nd floor and moved equipment around so that we continued to dry while allowing them to resume classes the next Monday. We installed additional air scrubbers on all floors at the request of the hygienists. We started removing wet insulation from HVAC ducting. We were still waiting on decisions regarding removal and drying of wet documents and papers. Assessed exterior wall construction and damage with French on 3rd through 7th floor.

The decision is made not to open plaster columns and walls until asbestos clearance is known. FEMA wants to keep their check printing and mailroom facility operating which involves isolating and containing the whole area. This area is now dry and under control environmentally. We engineered, and installed new steel stud walls covered with plastic shrink-wrap around the whole perimeter of the mailroom / printing area. We provided two air locks to control access and installed equipment to scrub the air and provide positive pressure inside the containment area which is approximately 80’ x 100’. This allows FEMA to operate this facility using three shifts, 24 hours a day.

Days 8 Through 15
We are notified that all asbestos issues are resolved with none detected. Damage assessment teams continue mapping moisture content of materials and documenting temperature and humidity condition. Removed drying equipment from the Social Services area on the ground floor. Re-set the desiccant equipment to maximize drying with available power. We opened up a sample of the exterior wall in the 4th floor. This allowed us to develop a procedure with French of Micro Air to open exterior walls and columns, and to develop a detailed tracking system for mapping the moisture content of drywall and plaster throughout the entire building. We updated safety and security procedures and had mandatory meetings weekly.

As the concrete floor slabs began to dry we noticed a pattern of round wet circles on each floor. As ceiling tile was removed, we found a series of continuing water drips in a similar pattern. After further investigation, it was discovered that every floor slab except the ground floor had a system of in slab “walker floor ducts”. These were installed when the original building was constructed. During a later remodeling, 1 1/2” to 2” of concrete topping was poured on each floor to cover all of this. Water had filled almost all of these ducts and was the source of the dripping.

Locating the old access plates, chipping the concrete topping off and accessing these ducts became a major undertaking. As we opened each floor we had to determine if any of the wiring in these ducts were live or had been disconnected. After electrical clearance we vacuumed all the water out we could. We then installed high-pressure fans to blow the water from the low spots to the other end and then sucked the water our. After removing approximately 1,000 gallons per floor, we installed ducts from the desiccants to pressurize each duct and dry it out.

Days 16 Through 21
Continue moisture mapping and documenting temperatures and humidity conditions. Each floor utilizes an open work environment divided by cubicles which contain power outlets as an integral part of the cubicle system. As cubicles are removed, we lose more and more plugs. To provide the power outlets needed we have to install temporary electrical drops tied into each floors electrical room.

We developed a “quick look” demolition plan at the request of Sam Bergman of The Rolyn Companies. They will be doing all reconstruction work and need to develop a time line so that all tenants know when they can re-occupy their space. We had our 45’ document drying trailer on site and began drying documents from the Department of Social Services. Reviewed drying progress on the 7th floor. All walls are dry except one bay hotspot.

Began removing equipment that was focused on the exterior walls. Inspected floor 2, still having problems with water seeping from voids in concrete into “walker duct.” Met with Tim French and discussed relative humidity, moisture contents of materials and drying of the structure and contents as it applies to this building. He is confidant that we have positive control of the environmental conditions of the building. There were no additional drips between floors indicating that we are making significant headway in solving the “walker duct” problem. Set up document drying chambers on the 4th floor to dry FEMA documents.

Days 22 To 23
Damage assessment teams begin final evaluation and equipment is being cycled down through the building as required. Continued to work on final moisture content equilibrium. Removed desiccant dehumidifiers from floors 4 and 5. Floors 2 and 3 “walker ducts” evaluated for rate of drying, and equipment repositioned for final drying. Re-boxed Social Services and FEMA documents. Prepared equipment trailers as part of demobilization process.

Day 24 And 25
Began the demobilization process and the removal of drying equipment form the building. Finalized moisture content readings, and temperature / humidity readings for the entire structure. Packed and returned balance of FEMA documents to the 6th floor. Replaced HEPA filters on 31 Phoenix air scrubbers with a 4-stage filtration system to handle paint fumes, new carpet off gassing and dust and particulate matter being generated during the reconstruction process. As of Saturday, November 18, all equipment has been demobilized and re-packed with the exception of 31 air scrubbers, which will remain until the building is reoccupied.

The total floor space mitigated and dried was approximately 250,000 square feet. Due to the nature of occupancy, high-level security and safety protocols were continually in place. 7,776 man-hours were expended without a single reportable accident or security violation. The final documentation report was approximately 250 pages and included graphs, continuous measurement records of moisture content of structure and contents.

We had the good fortune to be part of an exceptional team of professionals. The industrial hygienists, the building owners and managers, and restoration and reconstruction company all worked together on a very difficult project with high profile occupants to accomplish a very short building recovery.

Frank Headen, CR, CMH, WLS is president of First Restoration Services Inc., a multi-tiered restoration company out of Charlotte, N.C., that does catastrophe response for insurance and business clients worldwide. You can reach him by calling (800) 743-6717 or by e-mail at fheaden@firstrestoration.com.

Word On The Street

Association Shake-Up: Several volunteers jumped ship last month from leadership positions in the Mechanical Systems Hygiene Institute (MSHI) and the Water Loss Institute (WLI), divisions of the Association of Specialists in Cleaning and Restoration (ASCR International). Their beef is that both divisions proposed mold remediation training programs several times over the last two years that fell on deaf ears. Then, seemingly out of no where, ASCR announced an exclusive partnership with Wonder Makers Environmental of Kalamazoo, Michigan for mold remediation training and certification. Sources told IE Connections that every MSHI leader except the division’s president has resigned. WLI lost two of its founders.

IAQ Depot: Home Depot and Professional Laboratories Inc. have teamed up to provide do-it-yourself IAQ test kits. Professional Laboratories manufacturers 11 patented test kits under the PRO-LAB brand, including test kits for toxic mold and radon. The kits are marketed as useful for residence, schools and commercial properties. The kits are now available at all 1,303 Home Depot locations.

1,000 Mold Remediators: The Indoor Air Quality Association (IAQA) awarded credentials to its 1,000th Certified Mold Remediator (CMR) in January, making the nonprofit organization the largest trainer and certifier of mold abatement specialists in the world. At press time the total number of CMR professionals was 1,124. “We have tests going on just about every week all across the country. By the end of 2002 we expect to easily double our current number of Certified Mold Remediators,” said Farzana Shakir, who administers the CMR program for IAQA.

Best Air Cleaners: According to the February issue of Consumer Reports, the electronic-precipitator Friedrich C-90A is the best among portable room air cleaners. Its high price ($450) is offset by the freedom from filter changes. Among traditional, HEPA-filtered air cleaners, the top recommendations are the Whirlpool AP45030HO, Bionaire BAP-1300, and Holmes HAP675. At the bottom of the magazine’s list is Sharper Image’s slick-looking, poor-functioning S1637 Ionic Breeze Quadra Silent Air Purifier. Honeywell’s Envirocaire 17000 was next to last, although other Honeywell units scored from the middle to high end of the ratings. Among Consumer Reports recommendations: “Buy an air cleaner designed to cover an area larger than the one you’re treating. That allows you to run the unit on its quieter lower-speed settings, yet maintain adequate air cleaning.”

IEI Launched: A new certification program for indoor air quality consultants and the development of standards for mold remediation work are among the first projects on tap for the newly created, Indoor Environmental Institute™ (IEI). The organization was recently incorporated in the District of Columbia as a nonprofit 501(c)(6), and currently has offices in Washington, D.C., and Sacramento, Calif.

IEI’s mission is to further the efforts of the indoor air quality community by promulgating scientific based consensus standards, best practice documents and high-level certification programs for professionals engaged in the detection, prevention and remediation of indoor environmental hazards. As an independent nonprofit organization, IEI is committed to uniting the many organizations and professional disciplines involved in indoor air quality issues.

IEI was founded by Susan Valenti, president of IAQ Media Group, Dr. Eugene Cole of Brigham Young University Health Science Department, and James Holland, president of Restoration Consultants. Cole will serve as the organization’s initial president.

At www.ieinstitute.org, you can download, complete, and submit an application to serve on committees and subcommittees. Most committee and subcommittee business will be conducted by email, with an annual meeting each year at the Healthy Indoor Environments Conference. This year, IEI is sponsoring the Austin, Texas, event to be held April 21-24, 2002, and the group will moderate the 2nd Annual Mold Remediation Forum.

AmIAQ Tops 2,000: The American Indoor Air Quality Council recently reached the 2,000 member mark. As of press time, the group had 2,035 members and 110 corporate sponsors. The Council, which has its headquarters in Phoenix, Ariz., and 15 chapters throughout the U.S., is a nonprofit organization promoting awareness, education, and certification in the field of Indoor Air Quality through sharing, learning, and networking.

Free Mold Seminar: Illinois-based companies, The Chelsea Group Ltd. and Carlson Environmental Inc. are sponsoring a free mold seminar March 12 at the Gleacher Center – University of Chicago. “Specifically, you will learn when mold in the indoor environment is a real concern; what to do and what to expect if you receive a mold-related complaint; how to prevent mold in future renovation and construction projects; how to protect yourself with insurance,” said George Benda, chairman and CEO of the Chelsea Group. Presenters include: Richard Carlson, Ph.D., president, Carlson Environmental Inc., George Benda, and Donald V. Jernberg, Esq., president of ClaimResolver Inc. As space is limited to 100, please register quickly. For more information or to register, call Catherine Klocksin at Carlson Environmental at (312) 346-2140.

California Task Force Looking For Mold Studies

Pamela Davis of the California Research Bureau (CRB) is looking for relevant studies for a mandated study on mold contamination in indoor environments as part of the state’s new Toxic Mold Protection Act.

The signing into law of AB 284 (Jackson, Chapter 550, 2001 Statutes) in California requires that the CRB complete a comprehensive study of mold contamination in indoor environments. Davis published a paper last year, “Molds, Toxic Molds, and Indoor Air Quality,” which will serve as the foundation for the report, but she needs additional resources to expand the document.

In particular, Davis is seeking resources such as pre-publication copies of studies, working papers, conference reports (published and unpublished), and any other documents which address the areas of concern. You can include editorial comment regarding the validity of submissions as you see fit.

AB 284 requires review of the following issues related to molds and indoor environments:

• The health effects of exposure to fungi, based on a review of the literature addressing immunology, infectious disease, and medical evaluation;
• The practices for assessing fungal contamination, including the use of visual inspection, surface sampling, air monitoring, and the proper analysis of environmental samples;
• To the extent feasible, the appropriateness of commercially available methods for identifying fungal contamination of building components including, but not limited to, walls, ventilation systems, and support beams;
• The options for preventing and remediating fungal contamination in indoor environments. The findings are intended as a practical guide regarding options for building managers, homeowners, and members of the general public who may have concerns about fungal contamination in living and working environments;
• Recommendations on hazard communication for distinct subpopulations, including workers employed in high-risk occupations;
• The development of a recommended reading list related to molds, their health effects, their impacts on indoor air quality, and related topics for local government officials, including environmental health officers;
• Any additional topical areas deemed appropriate by the review panel. (At this point it has been decided to include updates on insurance industry reactions and litigation relevant to molds.)

Davis intends to have the initial draft of the report ready for review by the scientific review panel in late May/early June during a series of three workshops in Sacramento. You can your suggested send citations to Davis via e-mail at pdavis@library.ca.gov. Those who are interested in receiving updates regarding the study process and information on the review workshops can also e-mail her with a request for information.

The report, “Molds, Toxic Molds, and Indoor Air Quality” can be found online at: www.library.ca.gov/crb/01/notes/v8n1.pdf. The complete text of AB 284 is available online at: www.leginfo.ca.gov/bilinfo.html.

ACCA Puts HVAC Security On Table

An overflow crowd gathered in Baltimore, Md., in January to discuss security measures relative to HVACR systems. The assembled group represented a mix of building managers, contractors, distributors, manufacturers, consultants and government representatives.

Following welcoming remarks from Larry Taylor, John Conrad, and Paul Stalknecht representing ACCA and the ACHR News who sponsored the event, Kenneth Stroech, director of Weapons of Mass Destruction Programs from the White House Office of Homeland Security expressed the appreciation of former Gov. Tom Ridge and the intention of the office to work with ACCA and others in developing further guidance.

Bob Baker of BBJ Environmental Solutions led off the first of four panels that probed different aspects of this issue. Baker cautioned that education is needed so building maintenance personnel and contractors will be able to select those solutions best matched to the needs of their individual facilities. He pointed out that, although many products have been touted since September 11 for their effectiveness against anthrax and other threats, there is presently little if any scientific proof of such claims. He went on to stress the importance of preventative maintenance so that systems are clean and working at peak efficiency. Such systems are better able to cope with any challenge including a chemical or biological attack.

This first panel and the fourth panel at the end of the day provided product perspectives on what contributions might be expected from antimicrobial products, filters, UV, and specialized equipment. The other two panels addressed short-term issues and answers and long-term strategies that are being formed to deal with building security issues.

Thomas Jackson, an environmental attorney with Kelley, Drye & Warren’s Washington Office inspired a raft of questions and comments with his observations on the possible legal ramifications rising out of the new security issues we are all faced with.
At the end of the day, attendees praised the sponsors for organizing the event. Many observed that, although we have much to learn, there is still much that can be done using the tools and products currently available to us to make our HVAC systems more secure and enhance their level of protection for our buildings. One person observed that this issue provides contractors a compelling argument supporting the critical importance of regular preventative maintenance programs that on occasion are resisted by customers because they do not see clear cut economic justification.

Proceeds from the event were donated to the families of Angelo Sereno and Felix Calixte, two employees of ACCA member BP Air Conditioning Corp., who were tragically lost in the September 11 attack on the World Trade Center.