LMA_Report.pdf

1155 S. Semoran Blvd., Suite 3-1111 Winter Park, Florida 32792

407-658-4151 • Fax 407-658-4410

LIMITED MOLD ASSESSMENT

Haven on the Vine Buildings 1, 2, & Gym 1815 W. Vine Street

Kissimmee, Florida 34741

GLE Project No.: 23000-28136

Prepared for:

Mr. Robert Masiku City of Kissimmee

101 Church Street, Suite 301

August 2023

Prepared by:

Limited Mold Assessment

Conducted at:

Haven on the Vine Buildings 1, 2, & Gym 1815 W. Vine Street

GLE Project No.: 23000-28136

Prepared for:

Mr. Robert Masiku City of Kissimmee

101 Church Street, Suite 301

Zac Klarich Junior Project Manager Signature

Michael B. Collins, CIH, CSP, CIEC Principal Certified Industrial Hygienist Signature Florida Licensed Mold Assessor MRSA73

Prepared by:

GLE Associates, Inc.

1155 S. Semoran Blvd., Suite 3-1111 Winter Park, Florida 32792 Phone 407-658-4151 Facsimile 407-658-4410

TABLE OF CONTENTS

1.0 INTRODUCTION

2.0 BACKGROUND

3.0 PROCEDURES AND METHODOLOGY

3.1 Limited Visual Assessment and Moisture Measurements

3.2 Comfort Parameter Measurements

4.0 FINDINGS

4.1 Limited Visual Assessment and Moisture Measurements

Table 4.1-1 Summary of Water/Mold Damage

4.2 Comfort Parameter Measurements

Table 4.2-1 Summary of Comfort Parameter Measurements

5.0 CONCLUSIONS AND RECOMMENDATIONS

6.0 LIMITATIONS

APPENDICES

APPENDIX A - Remediation Recommendations APPENDIX B - Personnel and Laboratory Certifications

1.0 INTRODUCTION

At the request of City of Kissimmee, GLE Associates, Inc. (GLE) conducted a limited mold assessment on July 21, 2023, within Haven on the Vine buildings 1, 2, & Gym, located in Kissimmee, Florida. The objective of this assessment was to determine if mold amplification was present in response to occupant concerns. Specifically, the scope of services included the following:

Limited Visual Assessment and Moisture Measurements Temperature, Carbon Dioxide and Relative Humidity Measurements

Consequently, this report is limited to the specified scope of services. While additional comments may be provided, the additional comments are submitted as a courtesy and are not intended to expand the original scope of this investigation. This report outlines the background information, our procedures and methodology, sample results, findings, conclusions, and recommendations.

2.0 BACKGROUND

Building representatives reported concerns associated with possible microbial growth in select Client-identified unoccupied units. GLE was requested to visually assess the immediately accessible, unoccupied, interior areas.

3.0 PROCEDURES AND METHODOLOGY

3.1 Limited Visual Assessment and Moisture Measurements

GLE assessed immediately accessible, interior areas of the subject buildings for visual evidence of water and/or mold-impacted materials, including, but not limited to, building materials exhibiting visible water staining, water damage, mold growth, and/or elevated moisture content. Non-destructive visual observations were utilized for this task.

Moisture content measurements were confirmed with a handheld moisture meter, a GE Protimeter SurveyMaster or equivalent instrument. The moisture meter was utilized to collect moisture measurements from areas exhibiting visible water intrusion. Elevated moisture measurements, greater than or equal to 20% Wood Moisture Equivalent (WME) or Moisture Content (MC), may be an indication of previous or active water intrusion, and may provide an environment favorable for fungal proliferation.

3.2 Comfort Parameter Measurements

Temperature and relative humidity measurements were obtained with a VelociCalc Indoor Air Quality Meter manufactured by TSI. Carbon dioxide (CO2) was measured with a dual-wavelength non-dispersive infrared sensor, with results reported in parts per million (ppm). Temperature was measured with a thermistor sensor, with results reported in degrees Fahrenheit (°F). Relative humidity (Rh) was measured with a thin film capacitive sensor, with results reported in percent (%).

Currently, the Occupational Safety and Health Administration (OSHA) has no regulations specifically addressing temperature and humidity in an office setting; however, OSHA recommends temperature control in the range of 68-78°F and humidity control in the range of 30%-60%. Additionally, the Environmental Protection Agency (EPA) and the American Conference of Governmental Industrial Hygienists (ACGIH) have published guidelines referencing maintaining relative humidity at levels below 60% as a mold preventive measure.

Carbon dioxide levels may be used as an indicator of sufficient outside air intake, treatment and distribution. Concentrations of carbon dioxide in the exterior environment fluctuate between 300 and 450 ppm. Inside concentrations of carbon dioxide may typically range between 500 and 2000 ppm depending on the rate of exchange for indoor air, the occupant loading, and the demand within a space. A buildup of CO2 can lead to complaints of headaches and lethargy from occupants of the building. General discomfort, malaise, and increased perception of bodily odors have been observed when concentrations significantly exceed outdoor concentrations for extended periods.

When using the air quality approach, ASHRAE 62.1-2016 stipulated that in an effort to ensure adequate ventilation, indoor carbon dioxide levels should not exceed 700 ppm over outdoor concentrations. The OSHA Eight hour Time Weighted Average (TWA) Permissible Exposure Limit (PEL) is 5000 ppm. These concentrations may periodically fluctuate, and attention should focus on responsible factors such as improperly functioning control equipment, periods of increased occupation, and environmental conditions.

4.0 FINDINGS

4.1 Limited Visual Assessment and Moisture Measurements

GLE performed a walkthrough visual assessment of accessible areas of concern within the scope of work. The assessment identified water and/or mold impacted materials, including, but not limited to, building materials exhibiting visible water staining, water damage, and/or mold growth. Visual observations are outlined in Table 4.1-1 – Summary of Water/Mold Damage.

TABLE 4.1-1 – SUMMARY OF WATER/MOLD DAMAGE

Haven on the Vine Building 1, Building 2

Area Damage Type Location Building

Material

Approx.

Quantity*

(H’xL’)

%WME

Unit 118 AMG Ceiling and Wall Drywall/Cement 50’x50’ 99% Unit 134 AMG Bathroom Ceiling Drywall 2’x2’ <20%

* Approximate quantities listed as height in feet by length in feet, unless otherwise noted AMG – Assumed Mold Growth PA – Particulate Accumulation N/A – Not Applicable WS – Water-Stained WD – Water-Damaged MG – Mold Growth SF – Square Feet %WME – % Wood Moisture Equivalent

No visual damage observed in the Gym.

4.2 Comfort Parameter Measurements

During the assessment, temperature, relative humidity, and carbon dioxide measurements were obtained from throughout the subject area. The measurements are included in Table 4.2-1: Summary of Comfort Parameter Measurements.

TABLE 4.2-1 – SUMMARY OF COMFORT PARAMETER MEASUREMENTS

Haven on the Vine Building 1, Building 2, Gym

Location Relative Humidity

Temperature (°F)

Carbon Dioxide (ppm)

Exterior 55.4 98.6 398 Unit 118* 89.0 79.1 526 Unit 101* 79.0 77.6 500 Unit 201 69.9 76.1 586

Unit 215* 86.1 81.5 572 Unit 220 48.6 75.2 477

Gym 88.5 83.0 503 Unit 143* 80.7 85.3 495 Unit 129* 74.6 86.7 416 Unit 224* 71.8 88.3 437 Unit 241* 71.1 91.5 449

Bold measurements indicate levels outside the recommended parameters.

*Indicates HVAC system was not turned on at time of inspection

Interior temperature measurements ranged from 79-91°F, which are above the OSHA recommended range of 68-78°F, in Units 118, , 215, Gym, 143, 129, 224, and 241.

Interior temperature measurements ranged from 75°F -76°F, which are within the OSHA recommended range of 68-78°F, in Units 101, 201, and 220. It should be noted that the recommended range is based on occupant thermal comfort.

Relative humidity measurements ranged from 69-89%, which is above the OSHA recommended range of 30%-60%, in Units 118, 101, 201, 215, Gym, 143, 129, 224, and

241. Relative humidity measurements were 48%, which is within the OSHA recommended range of 30%-60%, in Unit 220. It should be noted that the recommended range is based on occupant thermal comfort and control of microbial growth on building surfaces.

Interior carbon dioxide measurements were found to be below the maximum ASHRAE level of 700 ppm above outside readings and below the OSHA PEL of 5,000 ppm.

5.0 CONCLUSIONS AND RECOMMENDATIONS

Based on the results of the assessment, GLE provides the following conclusions:

1. Visibly water-stained and mold-impacted materials were observed in the assessed areas as outlined in Table 4.1-1.

2. Direct read temperature and relative humidity measurements were above recommended guidelines as identified an Table 4.2-1

Based on the findings of the assessment, GLE recommends the following:

1. All water/mold damaged building materials identified in Table 4.1-1 should be properly remediated in accordance with the remediation recommendations presented in Appendix B - Remediation Recommendations.

2. All non-porous building materials (such as wood, metal, glass, tile, painted plaster, plastic, etc.) exhibiting surficial mold growth and/or particulate accumulation should be properly cleaned by a qualified mold remediation contractor utilizing damp-wiping and HEPA-vacuuming techniques. During remediation/cleaning activities, HEPA-filtered negative air machines should be operated in the re-circulation mode (scrubbing) to continuously filter the air within the identified portions of the site. The air scrubbing equipment should be relocated periodically to enhance the entrainment and subsequent filtration of airborne fungal spores within the identified portions of the site.

Additionally, all horizontal surfaces within the identified portions of the site should be HEPA vacuumed and damp (not wet) wiped.

All porous building materials (such as upholstered furniture, linens, window treatments, carpet, etc.) exhibiting surficial mold growth should properly cleaned or laundered. Materials exhibiting mold growth following cleaning should be discarded.

3. Qualified mechanical personnel, or a qualified contractor, should evaluate, clean, and make any necessary repairs to the heating, ventilating, and air conditioning (HVAC) systems associated with the subject building to assure that the HVAC system components are operating within the manufacturer’s specifications, and are properly sized for the subject spaces.

Specifically, the following should be addressed:

a) Significant dust accumulation

b) Elevated interior temperature

c) Elevated interior humidity

The HVAC system should be properly cleaned periodically and operated in a manner to maintain temperature and relative humidity within the recommended ranges. HVAC units found to be unrepairable, or unable to maintain the temperature and relative humidity within the recommended ranges, should be considered for replacement.

6.0 LIMITATIONS

GLE performed the scope of services as presented in our proposal. Reasonable effort has been made by GLE personnel to assess representative locations within the facility. Destructive sampling was not utilized as part of this assessment. GLE assumes no liability for existing conditions or damage within the subject facility or for any consequential effects that may result from our services and collection of field samples and measurements.

Mold growth may occur in various areas of a structure where water/moisture leak(s) are not addressed. These areas include cavities/enclosures and adjacent building materials that house plumbing/drainage-lines and can be affected by moisture intrusion from the exterior the building.

This investigation did not include areas not known to have been affected by water damage moisture damage or inaccessible areas; therefore, the potential for mold growth in these areas cannot be dismissed at this time.

The information contained in this report was prepared based upon specific parameters requested by the Client. If additional information is available or becomes available, it should be forwarded for our review to determine if changes to our conclusions and recommendations are necessary.

The data and evaluation in the report reflects conditions identified at the time of our site visit, and should not be construed as being representative of the site at a later date. GLE assumes no liability for any perceived or documented health effects of tenants, visitors, contractors, or any other individual that has or may come in contact with the building that may be attributable to the microbial conditions present within the building.

The information herein is only for the specific use of the Client and GLE. GLE accepts no responsibility for the use, interpretation, or reliance by other parties on the information contained herein, unless written authorization has been obtained from GLE. This report is not intended to be used as a document to render health related opinions.

APPENDIX A

Remediation Recommendations

Remediation Recommendations

1. Assure source of moisture intrusions, including but not limited to the suspect moisture intrusion issues outlined in this report, have been terminated and corrected.

2. In work areas where no visible microbial growth was identified, a controlled pressure enclosure area is not required. However, GLE recommends that these areas be isolated utilizing typical construction methods for dust suppression during the destructive removal of the moisture impacted materials.

If mold growth is identified at any time during the cleaning and/or removal of the moisture impacted building materials, then the area must be handled as containing mold growth and all control mechanisms recommended for mold-affected building materials should be immediately implemented.

If mold growth is not identified during the removal of the moisture impacted building materials, then the mitigation of these areas should continue under normal construction procedures.

3. Building materials identified as water stained only should be appropriately cleaned and dried (below 20% MC/WME). Following appropriate cleaning and verification of acceptable moisture content, the surface area may be primed and/or painted. If appropriate cleaning cannot be achieved, the materials may need to be removed and replaced.

4. Properly remove and dispose of all mold and water damaged porous building materials identified in Table 4.1-1.

5. Non-porous diffusers and return grilles, appliances, furniture, boxes and other miscellaneous items in remediation work areas should be thoroughly cleaned/scrubbed using wet-wipe cleaning utilizing a two-towel system with a microbial biocide agent and vacuums utilizing HEPA filters.

6. Porous furniture and/or other miscellaneous items in remediation work areas should be evaluated on an individual basis. In most cases, these items can be thoroughly cleaned/scrubbed using wet methods utilizing a microbial biocide agent, and vacuumed utilizing a vacuum system with HEPA filters.

7. Exposed wall, floor and/or ceiling components should be thoroughly cleaned/scrubbed using wet methods utilizing a microbial biocide agent, and vacuumed utilizing a vacuum system with HEPA filters.

8. Any wood components of the exposed walls and ceilings should be sealed with an appropriate sealant after following the cleaning protocol and allowing sufficient drying time (components should have a moisture level of less than 12%). The sealant should not contain Linseed Oil.

9. Additional mold affected materials may be discovered during remediation activities conducted at the site, and should be addressed upon discovery.

10. All mold remediation activities should be conducted in a controlled pressure enclosure utilizing HEPA filtration. The intent is to isolate the remediation work area(s) to prevent dispersion of mold spores to unaffected areas of the structure. Activating any HVAC systems during any remediation activities should be avoided.

11. If air sampling indicates that bio-amplification of microbial spores is occurring, then

HEPA-filtered negative air machines should be operated in the re-circulation mode (scrubbing) to continuously filter the air within the identified portions of the structure.

The air scrubbing equipment should be relocated periodically to enhance the entrainment and subsequent filtration of airborne fungal spores within the identified portions of the structure. Additionally, all horizontal surfaces within the identified portions of the structure should be HEPA vacuumed and damp (not wet) wiped.

12. GLE recommends that post mold remediation confirmation testing (PMRCT) be performed to assess the effectiveness of the mold remediation activities. The sampling should be done prior to the initiation of the installation of replacement building components/finishes. The following PMRCT activities should be performed:

Visual Evaluation – GLE will assess the work area for the presence of visible microbial growth, water damage, water staining, standing water and significant particulate accumulation. GLE will verify that recommended material removal was conducted and moisture levels in the affected areas are within an acceptable range (<20% MC/WME).

Air Sampling – Indoor and outdoor baseline air samples should be collected and analyzed to determine the presence interior mold spore concentrations in the affected areas of the structure.

13. All work should be performed in strict accordance with all federal, state, and local regulations and ordinances using experienced and trained personnel.

APPENDIX B

Personnel and Laboratory Certifications

Melanie S. Griffin, SecretaryRon DeSantis, Governor

STATE OF FLORIDA

DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION

MOLD-RELATED SERVICES LICENSING PROGRAM

THE MOLD ASSESSOR HEREIN IS CERTIFIED UNDER THE

PROVISIONS OF CHAPTER 468, FLORIDA STATUTES

COLLINS, MICHAEL B

Do not alter this document in any form.

5405 CYPRESS CENTER DR

LICENSE NUMBER: MRSA73

EXPIRATION DATE: JULY 31, 2024

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