When adjusters are faced with the coordination of water or mold damage claims, ambiguous and conflicting procedures may be required. The ambiguity arises from a lack of industry standards and, sometimes, a mistrust of service providers. Conflict results when certain procedures may delay other steps that could assist in limiting losses.

The question whether to conduct mold sampling often is debated. The answer is, “It depends.” It depends on whether the sampling conducted can provide relevant information that might alter and improve the proposed remediation. In other words, each sampling should answer a question in the investigators' minds relative to the prudent method of remediation.

Mold sampling at the pre-remediation stage can answer many questions, including:

What is the extent of the damage and peripheral damage?

Has dissemination of microbial matter occurred within the structure?

To what extent should personal effects within the property be cleaned or discarded?

What was the cause of the damage?

Do other issues exist within the structure?

Might conditions in the home represent significant health risks to occupants?

If present, are such conditions related to the reported loss?

Are symptoms or illnesses reported by occupants related to conditions within the structure?

Initial sampling can provide information that may be important to the parties involved. For example, initial sampling can establish baseline data for post-remediation sampling and ultimate clearance of the remediation project. Initial sampling also provides a basis for contractor evaluations in the event that microbial contamination exists after post-remediation sampling has been conducted.

Ideally, during the initial inspection, investigators are attempting to gather enough data to formulate a project design to ensure the full remediation of the property. The first data collected is through visual observation of staining, mold concentration and growth areas, and property damage. If this observation provides enough data to warrant the development of a full-scope remediation, sampling would not be required. If, however, questions such as those posed previously have not been answered, or additional documentation is required, sampling of the property should be conducted.

In the event that microbial growth exists throughout the property and a decision has been made to clean or discard personal effects, initial sampling likely is unnecessary. In either event, post-remediation sampling should be conducted to document the success or failure of the clean-up process.

Delving Deeper

Additionally, initial inspections may reveal other information indicating the need for sampling. Measurements of relative humidity, temperature, dew point, and moisture content of building substrates can signal the existence of hidden reservoirs within the structure, and may be indicators to investigate further through sampling.

The identification of moisture elevations often can aid in the discovery of the event's causation. Any remediation project in which the cause of the microbial growth has been wrongly identified is destined to fail. No sealers or anti-microbial agents will retard microbial growth in the presence of a food source and moisture. The current and future control of moisture intrusion into the indoor environment is paramount in eliminating indoor air quality issues within structures.

The determination whether to conduct pre-remediation sampling must be made by those responsible for the success of the project. In most cases in which consulting or industrial hygiene firms are involved, the minimum of a visual inspection should be conducted. The goal of these inspections should be to set boundaries for the scope of the projects and reporting responsibilities for changes requested by contractors.

Some organizations responsible for payment of these types of claims have allowed remediation contractors to “scope” jobs. In these instances, hygiene firms are requested simply to conduct post-remediation validation inspections or sampling. Many of these organizations, however, have seen a rise in average claim size by as much as 70 percent over firms that have independent scope evaluations conducted. The reasons for this include an initial scope of job above that which is required, improper delineation of work areas, excessive cleaning of non-affected areas, failure to determine pre-existing conditions, increases in the numbers of post-remediation evaluations required, and lack of reporting responsibilities.

Unfortunately, not all industrial hygiene firms provide the same level of competence and service. If the hygienist is unable to provide clear and concise reporting that provides a validation basis for the work to be performed, the pre-remediation inspection provides little or no value to the payor.

Ted Nelson is chairman and president of SkyeTec, an indoor environmental service firm based in Jacksonville, Fla.

Special Reports /

Is Initial Mold Sampling Necessary?

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