new york city housing authority - DocumentCloud
I.
PURPOSE This Standard Procedure establishes responsive measures to mold/mildew and excessive and/or uncontrolled moisture in buildings of the New York City Housing Authority (NYCHA); and creates protocols to protect the health of residents and staff when eliminating mold/mildew and moisture problems.
II.
POLICY It is the policy of NYCHA to establish a cooperative partnership between staff and residents to quickly identify mold/mildew and/or moisture conditions. NYCHA will promptly remove mold/mildew from NYCHA buildings and eliminate the root cause of the mold/mildew growth; i.e., the moisture source and/or inadequate ventilation.
III.
APPLICABILITY This Standard Procedure applies to staff responsible for the operations and maintenance of buildings in NYCHA public housing developments.
IV.
MOLD/MILDEW AND/OR MOISTURE SERVICE REQUESTS When a resident calls the Customer Contact Center (CCC) to make a service request involving water leaks, mold/mildew, and/or moisture-related repairs, a Maintenance Work Order is created and the resident is given a scheduled date for the first staff visit.
V.
ASSESSMENT OF MOLD/MILDEW: THE FIRST STAFF VISIT The development must review all outstanding mold/mildew Work Orders for maintenance workers. If the Work Order is scheduled in excess of 7 days out, the development must contact the resident and attempt to move up the appointment in the schedule.
On the date scheduled a supervisor from the development, or if the Work Order is in a sheetrock location a supervisor from Maintenance, Repair & Skilled Trades (MR&ST), should visit the apartment or other location of the reported water leak, mold/mildew, or moisturerelated problem. The supervisor will conduct an assessment and create a plan to address the mold/mildew and correct any underlying moisture conditions. The assessment and plan should be indicated on the back of the Work Order (see Appendix E for the Work Order Action Plan). If the resident is not home, a note will be left indicating staff was at the apartment. NOTE:
Whenever possible, photograph(s) should be taken of the conditions found and attached to the Work Order in Maximo; conditions in all units where work is “unfounded” must be photographed.
Once confirmed, mold/mildew or excessive and/or uncontrolled moisture conditions must be addressed within the timeframes contained in Section VII, “Time Frames to Respond to Page 1
Mold/Mildew and Related Issues.” Residents must provide NYCHA with access to the apartment; otherwise, the timeframes do not apply. NOTE:
All efforts to gain apartment entry and contacts with the resident must be indicated on the Work Order and entered into Maximo.
The Assessment must include the following: A. Discussion of Mold/Mildew with Resident The Supervisor should make best efforts to interview an adult listed on the household composition about any history of mold/mildew and moisture in the apartment, and other relevant information (see Appendix E for Work Order Action Plan of mold/mildew and/or excessive moisture conditions observed during apartment visit/inspection. The Work Order Action Plan is on the back of the Work Order). If there is a history, this information must be reflected in the Work Order, and included in Maximo when the Work Order is dispositioned. B. Visual Apartment Inspection The Supervisor will survey the conditions and determine if there is mold/mildew or an excessive and/or uncontrolled moisture condition. If either exists, the supervisor should make every effort to identify and evaluate the source and determine the severity of the problem. NOTE:
For developments with sheetrock walls and/or ceilings, the first visit will be conducted by MR&ST staff. MR&ST will be responsible for all cleaning and minor repairs but will create skilled trades Work Orders for any other follow-up work needed.
C. Severity of the Mold/Mildew Problem The severity of the problem depends on the approximate square footage area affected by mold/mildew. When determining the square footage, all areas common to mold/mildew contamination must be inspected. The severity levels are as follows: 1. Level 1 Remediation: Less than 10 square feet. 2. Level 2 Remediation: 10 to 100 square feet. 3. Level 3 Remediation: Greater than 100 contiguous square feet. Common areas to find mold/mildew include the following: 1. Concrete beams and columns; 2. Walls;
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3. Ceilings; 4. Window frames; 5. Ventilation ducts; 6. Grout and caulk in kitchens, bathrooms, etc.; 7. Plumbing lines; and 8. Wall cavities. D. Common Signs and Symptoms of Mold/Mildew Growth and Moisture Mold/mildew will often grow in damp or wet areas indoors. Common sites for indoor mold/mildew growth include bathroom tile, basement walls, areas around windows where moisture condenses, and near leaky water fountains or sinks. The following conditions are possible signs of mold/mildew; or common signs or causes of water or moisture problems that may lead to mold/mildew growth: 1. Visible mold/mildew growth; i.e., discoloration ranging from white to orange and from green to brown or black. This includes discoloration of building materials; e.g., drywall or plaster, in areas where previous water damage occurred; 2. Water stains; 3. Wet building material; 4. Splotches; i.e., an irregularly-shaped spot, stain, or colored or discolored area; 5. Leaks in water supply or drain lines; 6. Leaks in the roof, ceiling, wall, etc.; 7. Condensation on walls, windows, and ducts for Heating, Ventilating and Air Conditioning systems; 8. Condensation associated with high humidity or cold spots in a building; 9. Blocked, clogged, and dirty ducts; and malfunctioning roof fans; 10. Poor room ventilation; 11. Musty odor; 12. Insect and/or vermin infestation; 13. Rotting material; Page 3
14. Broken pipes and other plumbing problems; 15. Windows not operating properly; 16. Broken wall tiles and loose tub surrounds; 17. Inadequately insulated pipes; 18. Bubbling or peeling paint or plaster; 19. Visible moisture or wetness on a surface; and 20. High humidity. NOTE:
VI.
There are mold/mildew and/or moisture problems that could be caused by the actions of residents. Such problems, when present, must be promptly reported by residents to NYCHA management. For a list of these problems and how residents can prevent them, see Appendix B, Stopping Mold/Mildew Growth – Responsibility of Residents; and Appendix C, Educating Residents: Mold/Mildew Prevention Instructions.
CREATING A PLAN TO ADDRESS A SERVICE REQUEST Once the assessment is completed, if mold/mildew or excessive and/or uncontrolled moisture is verified, the supervisor must create a plan to address the following issues as needed: A. Remediation of the mold/mildew; B. Elimination of the underlying excessive and/or uncontrolled moisture conditions; and C. Avoidance of the reoccurrence of the mold/mildew and/or moisture conditions. NYCHA staff should provide the resident with a copy of NYCHA form 060.303, Preventing Mold in Your Apartment; emphasize sections of the form that are most appropriate for the mold conditions; and check on the back of the Work Order that the form was distributed to the resident. Staff should also summarize the assessment and Work Order Action Plan on the back of the Work Order. Development/MR&ST staff should enter the data from the back of the Work Order into Maximo (see Appendix E for the assessment and Work Order Action Plan for mold/mildew and/or excessive moisture Work Orders).
VII.
TIME FRAMES TO RESPOND TO MOLD/MILDEW AND RELATED ISSUES When residents provide NYCHA with access to their apartments, NYCHA should maintain an average service level as follows: no more than seven (7) days for completion of mold/mildew and excessive and/or uncontrolled moisture-related work orders requiring simple repairs or clean up; and no more than fifteen (15) days for completion of each complex repair. The Page 4
response time begins immediately after the creation of the Work Order and ends with the closing of that Work Order. All Work Orders created as part of an attempt to address a mold/mildew or moisture service request include plumbing, plaster and paint Work Orders to address any leaks in walls. Below are key timeframes: A. Within 24 Hours 1. Work Orders must be created for any maintenance or repair activities required by the plan. 2. Floods must be abated. B. Within 48 Hours 1. All standing water from a flood must be mopped up. Water-soaked areas, with the exception of residents’ personal property, must be dried. C. Within 7 Calendar Days on Average The first visit and simple repairs must be completed. Examples of simple repairs are cleaning mildew, unclogging vent openings, repairing windows that do not open, and correcting conditions that cause condensation on toilet waste pipes.
Note: If scheduled Work Orders for initial inspection/cleaning and simple repairs are not scheduled by the CCC within 7 calendar days, the development must prioritize the Work Orders and move them up in the schedule. D. Within 15 Calendar Days on Average Complex repairs, if needed, must be completed by skilled trades or other specialized staff. Examples of complex repairs are plumbing repairs within pipe chases, replacing/installing tub surrounds, and roof drain repairs. Any plumbing, plastering, and/or painting Work Order must be completed if related to Work Orders from mold/mildew service requests. E. Within 60 Calendar Days CCC will make a good faith attempt to contact the resident to determine if all the work identified in the Work Order was completed for Levels 2 and 3 Remediation, and if staff effectively addressed the mold/mildew and uncontrolled moisture problems and their underlying causes. If the condition has returned, a new Work Order must be created. NOTE:
These time frames will not apply when capital improvements are needed to complete the repair or when the resident does not allow apartment access to staff within the timeframe.
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VIII. REMEDIATION: CLEANING THE MOLD/MILDEW To address mold/mildew and moisture issues, all contaminated building and construction materials that are porous must be thrown away and non-porous materials must be cleaned. This will prevent human exposure and avoid further damage to building and construction materials, and furnishings caused by mold/mildew growth or water damage. The supervisor performing the assessment should provide information to the resident about the planned remediation, and the steps to protect all affected residents before, during and after remediation. A. Goal of Remediation The goal of remediation is to remove or clean building and construction materials contaminated with mold/mildew. NYCHA staff will use work practices to protect residents by controlling the dispersion of mold/mildew from the work area; and to protect remediation workers from exposures to mold/mildew. The size of the area impacted by mold/mildew contamination determines the type or “level” of remediation. There are three remediation levels described below (Level 1, 2, and 3) based on square footage. B. Level 1 Remediation: Small Isolated Areas (Less than 10 Square Feet) 1. Resident Protection The work area should be unoccupied and the work should be done in a way that does not lead to serious exposures. 2. Remediation Workers Level 1 Remediation; e.g., on small walls and other areas, should be done by development staff trained on proper clean-up methods, personal protection, and potential health hazards. This training can be performed as part of a program to comply with the requirements of the United States Department of Labor, Occupational Health & Safety Administration (OSHA) Hazard Communication Standard (29 CFR 1910.1200). NOTE:
The work in sheetrock locations will be performed by MR&ST staff (see Appendix D for a list of the developments with sheetrock materials).
3. Worker Protections Remediation Workers must wear proper Personal Protective Equipment (PPE). Proper respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended along with gloves, disposal overalls, and eye protection. Staff requesting respirators other than N95 disposable respirators must be medically qualified and pass a fitness test prior to use.
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4. Work Area Containment and Preparation Containment of the work area is not necessary. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended. If work may impact difficult-to-clean surfaces or items (e.g. carpeting and electronic equipment), the floor of the work area, egress pathways, and other identified materials/belongings should be removed or covered with plastic sheeting and sealed with tape before remediation. 5. Contaminated Materials Disposal Contaminated building and construction materials that cannot be cleaned must be removed from the building in sealed plastic bags. There are no special requirements for the disposal of building and construction materials with mold/mildew. 6. Cleanup a. The work area and areas used by remedial workers for egress must be cleaned with a damp cloth and/or mop and a detergent solution. b. All areas must be visibly free from contamination and debris, and left dry. Throughout this SP, the term “dry” means to be free from any standing accumulation of water even if the area remains damp until dried by evaporation. Drying is critical for the success of the cleanup, and all building materials that were cleaned should be thoroughly dried before enclosed or encapsulated; e.g., do not close up walls with damp studs. C. Level 2 Remediation: Medium Isolated Areas (10 to 100 Square Feet) 1. Resident Protection The work area should be unoccupied and the work should be done in a way that does not lead to serious exposures. 2. Scheduling Remediation The development supervisor, after conducting the assessment and discussing findings with the resident, will give the resident a “Mildew Clean-Up Appointment Notice” with an appointment date four (4) calendar days later. The resident may schedule an alternative cleanup date by telephoning MR&ST at (212) 674-6953. The supervisor should request the best contact number from the resident and put it in the notes. Within 24 hours after the initial visit, the parent Work Order should be dispositioned and the child Work Order created for the Technical Services Department Environmental Field Office (TSDEFO). The Work Order should include the following information: Page 7
a. An accurate measure in square feet of the affected mold/mildew area; b. The failure code MILDEWCONDITION; and c. The remediation start date scheduled with the resident. The date is to be inserted in the “Target Start” field that will be seen in the “MILDEW-LATE” query. NOTE:
The development staff is responsible for all non-cleaning work needed to address the root cause of the mold/mildew and/or uncontrolled moisture, and all postcleaning work; e.g., painting.
3. Remediation Workers Level 2 Remediation is performed by MR&ST staff. Such persons will receive training on proper cleanup methods, personal protection, and potential health hazards. This training can be performed as part of a program to comply with the requirements of the OSHA Hazard Communication Standard (29 CFR 1910.1200). 4. Worker Protections Remediation Workers must wear proper Personal Protective Equipment (PPE). Proper respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended along with gloves, disposal overalls, and eye protection. Staff requesting respirators other than N95 disposable respirators must be medically qualified and pass a fitness test prior to use. 5. Work Area Containment The work area must be covered with a plastic sheet(s) and sealed with tape before remediation to contain dust/debris. Seal ventilation ducts/grills in the work area and areas directly adjacent with plastic sheeting. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended. 6. Contaminated Materials Disposal Contaminated building and construction materials that cannot be cleaned should be removed from the building in sealed plastic bags. There are no special requirements for the disposal of building and construction materials with mold/mildew. 7. Cleanup a. When a HEPA vacuum (a vacuum equipped with a High-Efficiency Particulate Air filter) is available, the work area and areas used by remedial workers for egress must be vacuumed and cleaned with a damp cloth and/or mop and a detergent solution. No rebuilding should be done until the area is completely dried. Sealing in moisture will likely result in regrowth of mold.
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b. All areas must be left dry and visibly free from contamination and debris. If abatement procedures are expected to generate a lot of dust (e.g., abrasive cleaning of contaminated surfaces, demolition of plaster walls) or the visible concentration of the fungi is heavy (blanket coverage as opposed to patchy), then it is recommended that the remediation procedures for Level 3 are followed. D. Level 3 Remediation: Large Areas (Greater than 100 Contiguous Square Feet in Area) A health and safety professional with experience performing microbial investigations should be consulted by MR&ST staff prior to remediation activities to provide oversight for the project. 1. Resident Education and Protection Advise affected residents in advance of the mold/mildew and/or moisture problem, the planned remediation, and the steps to protect affected residents before, during and after remediation. The work should be done in a way that does not lead to serious exposures. 2. Scheduling Remediation Same as for Level 2 – see above. 3. Remediation Workers Level 3 Remediation must be done by MR&ST staff trained to perform such work. 4. Worker Protections The Remediation Workers must be equipped with the following protective equipment: a. A minimum of half-face elastomeric respirators with P-100 filters used in accordance with the OSHA respiratory protection standard (29 CFR 1910.134); b. Disposable protective clothing covering both head and shoes; and c. Gloves 5. Work Area Containment The containment of the affected area should include the following actions: a. Complete isolation of work area from occupied spaces using plastic sheeting sealed with duct tape (including ventilation ducts/grills, fixtures, and any other openings); b. Consider using an exhaust fan with a HEPA filter to generate negative pressurization; and c. Consider using airlocks and decontamination room.
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6. Contaminated Materials Disposal Contaminated building and construction materials that cannot be cleaned should be removed from the building in sealed plastic bags. The outside of the bags should be cleaned with a damp cloth and a detergent solution, or HEPA vacuumed in the decontamination chamber prior to their transport to uncontaminated areas of the building. There are no special requirements for the disposal of building and construction materials with mold/mildew. 7. Cleanup The contained area and decontamination room should be HEPA vacuumed and cleaned with a damp cloth and/or mopped with a detergent solution and be visibly clean prior to the removal of isolation barriers. No rebuilding should be done until the area is completely dried. Sealing in moisture will likely result in regrowth of mold.
IX.
REASONABLE ACCOMMODATIONS If needed as a result of breathing or respiratory disorders including asthma, residents in apartments with mold/mildew and excessive and/or uncontrolled moisture conditions are entitled to reasonable accommodations from NYCHA. Such accommodations may include the following: A. The right to install and operate an additional air conditioning unit in their apartment if the electrical system permits an additional unit; B. Temporary relocation during mold/mildew and moisture remediation; C. Permanent relocation to other NYCHA housing if the apartment is uninhabitable and another apartment is available; and/or D. The use of dust suppression methods during mold/mildew removal. NOTE:
Check the “reasonable accommodation” flag on the Work Order or on the service request if a resident asks for a reasonable accommodation.
See Standard Procedure 040:12:1, Reasonable Accommodations in Housing for Applicants, Section 8 Voucher Holders, and NYCHA Residents, to learn more about the responsibilities of NYCHA staff to review reasonable accommodation requests, and the applicable terms, forms, and policies for reasonable accommodations.
X.
QUALITY ASSURANCE PROGRAM To ensure the quality and effectiveness of remediation work, NYCHA staff will perform evaluations of the work, regardless of project size, during and after completion. A. Re-Inspection of 100 Closed Work Orders for Level 2 or Level 3 Remediation
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After the close of each annual quarter, the Department of Research and Management Analysis will randomly or systematically select for assessment 100 closed Work Orders related to mold/mildew and excessive and/or uncontrolled moisture for re-inspection. The Work Orders must satisfy the following criteria: 1. The remediation work was completed within the assessed annual quarter; 2. The work addressed a Level 2 or Level 3 Remediation; and 3. NYCHA did not receive a subsequent unsatisfactory report from the resident; i.e., the mold/mildew and/or moisture problem was effectively addressed to the satisfaction of the resident. The assessed Work Orders will be split proportionally between Level 2 and Level 3 Work Orders based on the total numbers closed for the quarter. If the assessment finds continuing mold/mildew or uncontrolled moisture problems, a new Work Order will be created. NYCHA will identify the number of apartments in each quarterly sample with continuing mold/mildew or moisture problems; and the number of apartments included in the sample that were re-inspected for the same problems. The findings of the assessments will be used solely to confirm, adjust, or improve NYCHA’s Mold/Mildew and Moisture Control Program. B. Contact Residents with Level 2 or Level 3 Remediation Within 60 days after the completion of Level 2 or Level 3 Work Orders, NYCHA shall make a good faith attempt to contact the residents to determine if all the remediation work identified in the Work Order was completed; and if the mold/mildew and/or uncontrolled moisture problems and their underlying causes have been effectively addressed or are reoccurring. The CCC will call residents to obtain their input. CCC will record the date(s) and nature of its attempts to contact the residents, and whether the residents reported that the problems were effectively addressed. If any of the residents indicate the problems and/or their causes have not been effectively addressed, a new Work Order will be created and the process will start again with a development supervisor performing an inspection of the applicable apartment.
XI.
STAFF TRAINING
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A. All applicable NYCHA staff will receive the necessary training to successfully perform their responsibilities in this Standard Procedure. The training will include the following areas and informational materials: 1. Conducting a full investigation of all resident service requests of mold/mildew and/or moisture problems including best practices in the visual inspection of an apartment; 2. Communicating with residents before, during and after the identification and remediation of mold/mildew and/or moisture; 3. Responding to a request for reasonable accommodations from a resident; 4. Cleaning, removing, and restoring damaged surfaces; 5. Documenting all remediation and corrective efforts; and 6. Appendix A, “Facts About Mold/Mildew and Moisture,” attached to this SP. B. Staff will be trained on how best to utilize the NYCHA Resident Handbook, A Home to Be Proud Of, which is distributed at move-in. Staff will review with all new residents the mold/mildew prevention sections of the handbook. It is available in four different languages on the NYCHA website.
XII.
OPPORTUNITIES TO EDUCATE RESIDENTS A. Newsletter The Property Manager or designee should prepare and place articles in the newsletter for distribution to residents. The articles should address mold/mildew prevention issues. B. Resident Association Meetings Development-wide issues are included as agenda items; e.g., mold/mildew prevention. C. Apartment Visits Housing Assistants should discuss with residents specific items of concern if observed during apartment visits; e.g., mold/mildew issues.
XIII. FORMS A. NYCHA form 060.303, Preventing Mold in Your Apartment
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APPENDIX A FACTS ABOUT MOLD/MILDEW AND MOISTURE 1. Potential health effects and symptoms associated with exposures to mold/mildew and uncontrolled moisture include allergic reactions and other respiratory complaints. The exposure to mold/mildew and moisture may also worsen asthma symptoms. 2. There is no practical way to eliminate all mold/mildew and mold/mildew spores in the indoor environment. The way to control indoor mold/mildew growth is to control moisture. 3. If mold/mildew is a problem in an apartment or building, the mold/mildew must be removed and the sources of moisture eliminated. 4. Fix the source of the water problem or leak to prevent mold/mildew growth, including repairing leaky roofs. 5. Reduce indoor humidity (optimum 30-60%) to decrease mold/mildew growth by venting bathrooms; using air conditioners and de-humidifiers; increasing ventilation; using exhaust fans when cooking, dishwashing, and cleaning; and pursuing tenancy actions for lease violations for using moisture-generating sources; e.g., dryers within apartments. The Weather.com website has an online tool that calculates the relative humidity in a resident’s apartment. 6. Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold/mildew growth. 7. Clean mold/mildew off hard surfaces with water and detergent, and dry completely. Absorbent materials such as sheetrock, if containing mold/mildew, may need to be replaced. 8. Prevent condensation. Reduce the potential for condensation on cold surfaces such as piping by adding insulation. 9. If needed as a result of asthma, residents with mold/mildew and/or moisture in their apartments are entitled to reasonable accommodations from NYCHA. 10. Mold/mildews can be found almost anywhere. They grow on virtually any substance if moisture is present. There are mold/mildews that grow on wood, paper, carpet, and foods. Page 13
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APPENDIX B STOPPING MOLD/MILDEW GROWTH – RESPONSIBILITY OF RESIDENTS The maintenance and effective management of mold/mildew and uncontrolled moisture requires an ongoing strategy involving residents and NYCHA staff. To minimize the occurrence and growth of mold/mildew in the apartment, residents need to do their part by being responsible for the following: 1. MOISTURE ACCUMULATION. Resident must remove any visible moisture accumulation under their control in or on the apartment, including on walls, windows, floors, ceilings, and bathroom fixtures; mop up spills and thoroughly dry affected area as soon as possible after occurrence; and keep climate and moisture in the apartment at reasonable levels. 2. VENTILATION. Resident must arrange possessions to allow proper circulation of air throughout the unit and introduce fresh air as much as possible. Furniture and possessions must not block windows or doorways. Residents must not block or cover vent openings. Relative humidity should be maintained at seasonal levels, ideally below 60%, to discourage mold/mildew growth. 3. APARTMENT CLEANLINESS. Resident must clean and dust the apartment regularly, and keep the apartment, particularly kitchen and bathrooms, clean. Mold/mildew on bathroom tile grout, in shower stalls, and on bathtubs, is a common occurrence. Residents must make reasonable efforts to keep these surfaces clean using household cleaners. 4. NOTIFICATION OF MANAGEMENT. If any of the following conditions are present, the resident must promptly notify management by calling the Customer Contact Center at (718) 707-7771: a. A water leak, uncontrolled moisture, or standing water inside the apartment; b. A water leak, uncontrolled moisture, or standing water in any community common area; c. Mold/mildew growth on building components other than bathroom tile grout, in shower stalls, and on bathtubs; d. A malfunction in any part of the heating or ventilation system in the apartment. 5. LIABILITY. The resident is liable to NYCHA for damages sustained to the apartment or to the resident’s person or property as a result of the resident’s failure to comply with the terms of the Lease.
APPENDIX C EDUCATING RESIDENTS: MOLD/MILDEW PREVENTION INSTRUCTIONS Page 15
NYCHA staff, when assessing the causes of mold/mildew growth in apartments, advise residents of the following mold/mildew prevention instructions: Bathroom 1. Open window slightly when showering or drying clothes. Keep window open for several minutes after the shower. 2. Contact the Management Office or the Customer Contact Center (CCC) at (718) 707-7771 if the window does not open and close properly. 3. Check under the bathroom sink and around the shower and toilet for leaks. Report any plumbing or moisture problem to the Management Office or CCC. 4. Clean and dry moist surfaces, such as the bathroom counter. 5. Replace or discard shower curtains with mold/mildew, or wash them with a household cleaner and rinse before re-hanging them. 6. Clean bathroom tiles regularly with mold/mildew-killing products. 7. Wipe shower walls after use. 8. Wring excessive water out of clothes before hanging to dry. Hang wet clothes to dry in open areas, such as on bathroom shower rods, or drying racks. Kitchen 1. Check under the kitchen sink for leaks and moisture problems, such as soft, peeling or flaking walls. Report any plumbing or moisture problem to the Management Office or CCC. 2. Open window when cooking. 3. Empty kitchen garbage cans daily to prevent odors and spoilage. 4. Do not use the gas oven or stove top as a heating instrument. Bedrooms 1. Report musty odors that may indicate mold/mildew contamination. 2. Promote maximum air circulation by using a fan, opening windows, parting curtains, and maintaining an uncluttered room. 3. Dry slow-drying items, such as drapery, towels, and bedspreads, in the laundry. 4. Discard or give away unneeded clothes, blankets, and other items that might become contaminated with mold/mildew when placed in unattended storage. Page 16
5. Open doors between rooms (especially doors and closets that may be colder than the rooms) to increase circulation. Circulation carries heat to the cold surfaces. 6. Keep mattresses off the floor. 7. Turn off humidifiers if you notice moisture on windows and other surfaces. 8. Limit number of indoor plants especially in the bedroom. Mold/mildew can grow in plant soil. 9. Refrain from storage of dirty or damp laundry in closed closets. Front Door/Entry 1. Leave shoes by the front door. 2. Use mats inside apartment door to collect dirt, and vacuum them regularly. Mat must not interfere with the ability of the door to self- close. Miscellaneous 1. Report mold/mildew growth to the Management Office or CCC. 2. Report water leaks promptly. 3. Keep apartment clean, dry, and free of clutter. 4. Vacuum often. 5. Use area rugs that can be removed and washed often. 6. Increase air circulation by using fans, and by moving sofas and other furniture away from walls and corners, to promote air and heat circulation. 7. Dispose of carpet, upholstered furniture, etc., with mold/mildew that cannot be cleaned 8. Avoid the storage of materials, such as paper, books, clothes, or other possible sources of food for mold/mildew, in humid areas of the apartment. 9. Refrain from permitting water build up. 10. If the apartment has an air conditioner, advice the resident that it can decrease humidity during humid weather.
APPENDIX D NYCHA DEVELOPMENTS WITH SHEETROCK MATERIALS Note: NYCHA developments not in this appendix use plaster materials. BOROUGH
TDS #
DEVELOPMENT Page 17
BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BOROUGH BK BK BK BK BK BX
242 210 228 256 311 357 243 271 302 303 324 238 216 312 263 205 207 171 339 365 140 10 348 276 172 313 195 351 244 352 366 368 221 170 369 TDS # 354 240 261 315 229 233
104-14 TAPSCOTT STREET ARMSTRONG I ARMSTRONG II ATLANTIC TERMINAL SITE 4B BEDFORD-STUYVESANT REHAB BERRY STREET-SOUTH 9TH STREET BORINQUEN PLAZA I BORINQUEN PLAZA II BUSHWICK II (GROUPS A & C) BUSHWICK II (GROUPS B & D) BUSHWICK II CDA (GROUP E) CONEY ISLAND I (SITE 8) CONEY ISLAND I (SITES 4 & 5) CROWN HEIGHTS EAST NEW YORK CITY LINE FENIMORE-LEFFERTS FIORENTINO PLAZA GLENMORE PLAZA HOWARD AVENUE HOWARD AVENUE-PARK PLACE INDEPENDENCE KINGSBOROUGH LENOX ROAD-ROCKAWAY PARKWAY LONG ISLAND BAPTIST HOUSES O'DWYER GARDENS OCEAN HILL-BROWNSVILLE PALMETTO GARDENS PARK ROCK REHAB PROSPECT PLAZA RALPH AVENUE REHAB STERLING PLACE REHABS (SAINT JOHNS-STERLING) STERLING PLACE REHABS (STERLING-BUFFALO) STUYVESANT GARDENS I SURFSIDE GARDENS SUTTER AVENUE-UNION STREET DEVELOPMENT TAPSCOTT STREET REHAB UNITY PLAZA (SITES 17,24,25A)2 UNITY PLAZA (SITES 4-27) VANDALIA AVENUE WEEKSVILLE GARDENS 1162-1176 WASHINGTON AVENUE
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BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX MN MN MN MN MN BOROUGH MN MN MN MN MN MN MN
214 211 518 519 220 520 521 222 230 231 285 189 346 334 307 308 335 336 236 224 237 225 267 305 353 223 287 342 356 203 160 264 257 286 TDS # 199 319 320 309 152 326 337
1471 WATSON AVENUE BETANCES I BETANCES II (132) BETANCES II (182) BETANCES II (9A2) BETANCES III (132) BETANCES III (182) BETANCES III (9A2) BETANCES IV BETANCES V BETANCES VI BOSTON ROAD PLAZA BOYNTON AVENUE REHAB CLAREMONT PARKWAY-FRANKLIN AVENUE CLAREMONT REHAB (GROUP 2) CLAREMONT REHAB (GROUP 3) CLAREMONT REHAB (GROUP 4) CLAREMONT REHAB (GROUP 5) COLLEGE AVENUE-EAST 165TH STREET EAGLE AVENUE-EAST 163RD STREET EAST 152ND STREET-COURTLANDT AVENUE GLEBE AVENUE-WESTCHESTER AVENUE MORRISANIA AIR RIGHTS SOUTH BRONX AREA (SITE 402) STEBBINS AVENUE-HEWITT PLACE TELLER AVENUE-EAST 166TH STREET TWIN PARKS EAST (SITE 9) UNION AVENUE-EAST 163RD STREET UNION AVENUE-EAST 166TH STREET 335 EAST 111TH STREET BETHUNE GARDENS BRACETTI PLAZA CAMPOS PLAZA CAMPOS PLAZA II DEVELOPMENT CORSI HOUSES EAST 120TH STREET REHAB FABRIA REHAB FORT WASHINGTON AVENUE REHAB LA GUARDIA ADDITION LOWER EAST SIDE I INFILL LOWER EAST SIDE II
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MN MN MN MN MN MN MN MN MN MN MN MN MN MN MN QS QS QS QS QS QS QS
292 296 297 344 318 204 340 218 268 266 343 355 293 523 330 206 232 316 201 314 48 143
LOWER EAST SIDE REHAB (GROUP 5) MANHATTANVILLE REHAB (GROUP 2) MANHATTANVILLE REHAB (GROUP 3) MARSHALL PLAZA MILBANK-FRAWLEY PARK AVENUE-EAST 122ND (123RD STREET) PUBLIC SCHOOL 139 (CONVERSION) ROBBINS PLAZA THOMAS APARTMENTS TWO BRIDGES URA (SITE 7) UPACA (SITE 5) UPACA (SITE 6) WASHINGTON HEIGHTS REHAB (GROUPS 1&2) WASHINGTON HEIGHTS REHAB PHASE III WASHINGTON HEIGHTS REHAB PHASE IV (C) CASSIDY-LAFAYETTE CONLON LIFE TOWERS INTERNATIONAL TOWER LEAVITT STREET-34TH AVENUE NEW LANE AREA RAVENSWOOD REHAB PROGRAM (COLLEGE POINT)
APPENDIX E WORK ORDER ACTION PLAN The Work Order Action Plan is printed on the back of Work Orders for mold/mildew or excessive moisture conditions. The second page of this appendix contains the Work Order Action Plan which will be filled out whenever these conditions exist. The following notes help to explain how to fill out the Work Order and associated Work Order Action Plan. 1. If the apartment visit/inspection finds the issues of mold/mildew and/or excessive moisture to be unfounded but other work is required, staff should close the initial work order using the Page 20
“unfounded” remedy on the front of the Work Order. Staff should create Child Work Orders for any other needed work and schedule/perform the work according to priority. 2. Whenever possible, photograph(s) should be taken of the conditions found and attached to the Work Order in Maximo; conditions in all units where work is “unfounded” must be photographed.
Conditions Mold less than 10 square feet – Level 1 – Development Responsible Mold between 10-100 square feet – Level 2 – Refer to MR&ST Mold more than 100 square feet – Level 3 – Refer to MR&ST
3. If indicating on the Work Order Action Plan that “resident” is wholly or partially responsible for the mold/mildew and/or excessive moisture condition, staff must explain the nature of the specific problem created by the resident. This explanation should be included in the notes in Maximo and should be shared with the Housing Manager. 4. All work performed, and/or Work Orders to be created, should be indicated on the front of the Work Order in the same way as any other Work Order. 5. To refer to the Housing Assistant/Family Services, use the box on the front of the Work Order. 6. Include in the actuals the names and badge numbers for all staff working in the unit, i.e., for the initial Work Order, this will usually mean listing a supervisor, a caretaker, and a maintenance worker. 7. If we provide any special services (e.g., different supplies) to accommodate residents with disabilities including breathing problems, staff should check the reasonable accommodation box on the Work Order.
Please check if Mold handout was provided to resident If MOLD/MILDEW, enter exact sq. ft.
Check here if no Mold/Mildew, just Excessive Moisture (condensation visible/high humidity)
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Action to Clean Mold
Check if Needed
Check if Done
Staff needs to clean mold Advised Resident to clean mold Identification of root Causes and Follow-up Activities (check all that apply): Root Cause of Mold/Mildew OR Excessive Moisture
NYCHA Repaired
Action Resident Action Required
Plan Child WO Needed
Capital Work Required
Vent clogged (dirty) Vent blocked (covered) Roof fan out of order Leak from above Leak from roof Leak from cracked bricks or pointing (external wall) Leak around windows Leak from plumbing or appliances in apartment Door has inadequate clearance for ventilation Not opening window Resident Can’t find source - escalate
Resident provided information: Have you had a problem with mold or excessive moisture in the past: If yes, did you report it? yes no
yes
no
If yes, how many times in the last two (2) years have you had either of these conditions? 1 2 3 4 5 or more _______________________________________________ Reminders 1. Mold/mildew clean up greater than 10 square feet requires the resident to be given an appointment at least 4 days out and the child WO created with the correct target date for MR&ST staff 2. All non-cleaning related follow-up work requires the creation of child WOs 3. All staff who worked on this WO must be listed in the actuals, including the supervisor and caretaker
APPENDIX F NYCHA Form 060.303, Preventing Mold in Your Apartment
Controlling MOLD In Your Apartment MOLD is a fungus that grows on, and sometimes in, damp surfaces and objects. In nature, mold helps break down dead material and can be found growing on soil, foods, plant matter, and other items. Mold produces microscopic cells called “spores” which are very tiny and spread easily through the air. Live spores act like seeds, forming new mold growth (colonies) when they find the right conditions. Mold is most likely to grow where there is water or dampness, such as in bathrooms. Page 22
Mold usually appears in its early stages as colored circles or blotches. Most types of mold that are routinely encountered are not hazardous to healthy individuals. However, too much exposure to mold may cause existing conditions such as asthma, hay fever, or other allergies to get worse. The most common symptoms of overexposure are similar to the symptoms of overexposure to plant pollen, such as coughing, congestion, runny nose, eye irritation, and aggravation of asthma.
Preventing MOLD Mold needs water to grow and is most often confined to areas near water sources. Removing the source of moisture by repairs and by providing sufficient ventilation is critical to preventing mold growth.
The Fresh Air Cure Letting fresh air into your apartment lowers the amount of moisture which helps to reduce dust mites and cockroaches. Keep your apartment well ventilated by opening windows, using fans and arranging furniture so that windows are not blocked. • Increase air circulation by moving fans and by moving sofas and other furniture away from walls and corners to promote air and heat circulation. • Keep your bathroom window open even a little, when weather permits, especially when you are showering or drying clothes. • If you have an exhaust fan in your bathroom, make sure it is working and remove any accumulated dust from the vent cover in order to improve air circulation. If your bathroom fan is not working, call the Centralized Call Center at (718) 707-7771 (or inform your Management Office if your development is not part of the Centralized Call Center program).
Other Ideas That Will Help:
Keep your apartment clean, dry and free of clutter. Lower humidity in the apartment during humid weather by using an air conditioner and/or a dehumidifier. Use your stove only for cooking, never for heating. When cooking, keep pots covered and windows open; even keeping windows slightly open will help. Use area rugs that can be taken up and washed often. Keep drapes open during the day. Request repair of leaky plumbing or other water leaks as soon as possible. Keep the “drip pans” in your air conditioners, refrigerators and dehumidifiers clean and dry. Hang wet clothes to dry in open areas in your apartment, such as on bathroom shower Page 23
rods, or on drying racks with the window open. Thoroughly wring out clothes prior to hanging. Take slow drying heavy items to the Laundromat. Dry all wet surfaces and reduce the moisture/water source upon discovery of condensation or moisture collecting on windows, walls or pipes.
Cleaning MOLD Mold should be cleaned as soon as it is noticed using household cleaners such as Soft Scrub, Tilex, or other detergents. Never mix products containing ammonia with those containing bleach. Individuals who are cleaning mold should be free of allergies or symptoms such as nasal congestion, cough, sore throat or upper respiratory infections. The individual should wear protective clothing as recommended by the manufacturer of the household cleaner used. The cleaned area must be thoroughly dried with a sponge or rag that should immediately be disposed of and not reused. Absorbent materials that contain mold, such as linen or carpets, might need to be replaced.
If The Problem Persists Mold can pose a health hazard for you and your family so it is important to eliminate the problem as soon as possible. When you’ve tried cleaning fluids and proper ventilation and nothing seems to help, report the mold problem to your Management Office or the Centralized Call center at (718) 707-7771. A returning mold condition may indicate an underlying problem such as a leak. Your Housing Manager will provide you with assistance to correct this condition. NYCHA 060.303 (11/06) – Reverse
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NYCHA STANDARD PROCEDURE MANUAL
APPENDIX G
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PURPOSE This Standard Procedure establishes responsive measures to mold/mildew and excessive and/or uncontrolled moisture in buildings of the New York City Housing Authority (NYCHA); and creates protocols to protect the health of residents and staff when eliminating mold/mildew and moisture problems.
II.
POLICY It is the policy of NYCHA to establish a cooperative partnership between staff and residents to quickly identify mold/mildew and/or moisture conditions. NYCHA will promptly remove mold/mildew from NYCHA buildings and eliminate the root cause of the mold/mildew growth; i.e., the moisture source and/or inadequate ventilation.
III.
APPLICABILITY This Standard Procedure applies to staff responsible for the operations and maintenance of buildings in NYCHA public housing developments.
IV.
MOLD/MILDEW AND/OR MOISTURE SERVICE REQUESTS When a resident calls the Customer Contact Center (CCC) to make a service request involving water leaks, mold/mildew, and/or moisture-related repairs, a Maintenance Work Order is created and the resident is given a scheduled date for the first staff visit.
V.
ASSESSMENT OF MOLD/MILDEW: THE FIRST STAFF VISIT The development must review all outstanding mold/mildew Work Orders for maintenance workers. If the Work Order is scheduled in excess of 7 days out, the development must contact the resident and attempt to move up the appointment in the schedule.
On the date scheduled a supervisor from the development, or if the Work Order is in a sheetrock location a supervisor from Maintenance, Repair & Skilled Trades (MR&ST), should visit the apartment or other location of the reported water leak, mold/mildew, or moisturerelated problem. The supervisor will conduct an assessment and create a plan to address the mold/mildew and correct any underlying moisture conditions. The assessment and plan should be indicated on the back of the Work Order (see Appendix E for the Work Order Action Plan). If the resident is not home, a note will be left indicating staff was at the apartment. NOTE:
Whenever possible, photograph(s) should be taken of the conditions found and attached to the Work Order in Maximo; conditions in all units where work is “unfounded” must be photographed.
Once confirmed, mold/mildew or excessive and/or uncontrolled moisture conditions must be addressed within the timeframes contained in Section VII, “Time Frames to Respond to Page 1
Mold/Mildew and Related Issues.” Residents must provide NYCHA with access to the apartment; otherwise, the timeframes do not apply. NOTE:
All efforts to gain apartment entry and contacts with the resident must be indicated on the Work Order and entered into Maximo.
The Assessment must include the following: A. Discussion of Mold/Mildew with Resident The Supervisor should make best efforts to interview an adult listed on the household composition about any history of mold/mildew and moisture in the apartment, and other relevant information (see Appendix E for Work Order Action Plan of mold/mildew and/or excessive moisture conditions observed during apartment visit/inspection. The Work Order Action Plan is on the back of the Work Order). If there is a history, this information must be reflected in the Work Order, and included in Maximo when the Work Order is dispositioned. B. Visual Apartment Inspection The Supervisor will survey the conditions and determine if there is mold/mildew or an excessive and/or uncontrolled moisture condition. If either exists, the supervisor should make every effort to identify and evaluate the source and determine the severity of the problem. NOTE:
For developments with sheetrock walls and/or ceilings, the first visit will be conducted by MR&ST staff. MR&ST will be responsible for all cleaning and minor repairs but will create skilled trades Work Orders for any other follow-up work needed.
C. Severity of the Mold/Mildew Problem The severity of the problem depends on the approximate square footage area affected by mold/mildew. When determining the square footage, all areas common to mold/mildew contamination must be inspected. The severity levels are as follows: 1. Level 1 Remediation: Less than 10 square feet. 2. Level 2 Remediation: 10 to 100 square feet. 3. Level 3 Remediation: Greater than 100 contiguous square feet. Common areas to find mold/mildew include the following: 1. Concrete beams and columns; 2. Walls;
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3. Ceilings; 4. Window frames; 5. Ventilation ducts; 6. Grout and caulk in kitchens, bathrooms, etc.; 7. Plumbing lines; and 8. Wall cavities. D. Common Signs and Symptoms of Mold/Mildew Growth and Moisture Mold/mildew will often grow in damp or wet areas indoors. Common sites for indoor mold/mildew growth include bathroom tile, basement walls, areas around windows where moisture condenses, and near leaky water fountains or sinks. The following conditions are possible signs of mold/mildew; or common signs or causes of water or moisture problems that may lead to mold/mildew growth: 1. Visible mold/mildew growth; i.e., discoloration ranging from white to orange and from green to brown or black. This includes discoloration of building materials; e.g., drywall or plaster, in areas where previous water damage occurred; 2. Water stains; 3. Wet building material; 4. Splotches; i.e., an irregularly-shaped spot, stain, or colored or discolored area; 5. Leaks in water supply or drain lines; 6. Leaks in the roof, ceiling, wall, etc.; 7. Condensation on walls, windows, and ducts for Heating, Ventilating and Air Conditioning systems; 8. Condensation associated with high humidity or cold spots in a building; 9. Blocked, clogged, and dirty ducts; and malfunctioning roof fans; 10. Poor room ventilation; 11. Musty odor; 12. Insect and/or vermin infestation; 13. Rotting material; Page 3
14. Broken pipes and other plumbing problems; 15. Windows not operating properly; 16. Broken wall tiles and loose tub surrounds; 17. Inadequately insulated pipes; 18. Bubbling or peeling paint or plaster; 19. Visible moisture or wetness on a surface; and 20. High humidity. NOTE:
VI.
There are mold/mildew and/or moisture problems that could be caused by the actions of residents. Such problems, when present, must be promptly reported by residents to NYCHA management. For a list of these problems and how residents can prevent them, see Appendix B, Stopping Mold/Mildew Growth – Responsibility of Residents; and Appendix C, Educating Residents: Mold/Mildew Prevention Instructions.
CREATING A PLAN TO ADDRESS A SERVICE REQUEST Once the assessment is completed, if mold/mildew or excessive and/or uncontrolled moisture is verified, the supervisor must create a plan to address the following issues as needed: A. Remediation of the mold/mildew; B. Elimination of the underlying excessive and/or uncontrolled moisture conditions; and C. Avoidance of the reoccurrence of the mold/mildew and/or moisture conditions. NYCHA staff should provide the resident with a copy of NYCHA form 060.303, Preventing Mold in Your Apartment; emphasize sections of the form that are most appropriate for the mold conditions; and check on the back of the Work Order that the form was distributed to the resident. Staff should also summarize the assessment and Work Order Action Plan on the back of the Work Order. Development/MR&ST staff should enter the data from the back of the Work Order into Maximo (see Appendix E for the assessment and Work Order Action Plan for mold/mildew and/or excessive moisture Work Orders).
VII.
TIME FRAMES TO RESPOND TO MOLD/MILDEW AND RELATED ISSUES When residents provide NYCHA with access to their apartments, NYCHA should maintain an average service level as follows: no more than seven (7) days for completion of mold/mildew and excessive and/or uncontrolled moisture-related work orders requiring simple repairs or clean up; and no more than fifteen (15) days for completion of each complex repair. The Page 4
response time begins immediately after the creation of the Work Order and ends with the closing of that Work Order. All Work Orders created as part of an attempt to address a mold/mildew or moisture service request include plumbing, plaster and paint Work Orders to address any leaks in walls. Below are key timeframes: A. Within 24 Hours 1. Work Orders must be created for any maintenance or repair activities required by the plan. 2. Floods must be abated. B. Within 48 Hours 1. All standing water from a flood must be mopped up. Water-soaked areas, with the exception of residents’ personal property, must be dried. C. Within 7 Calendar Days on Average The first visit and simple repairs must be completed. Examples of simple repairs are cleaning mildew, unclogging vent openings, repairing windows that do not open, and correcting conditions that cause condensation on toilet waste pipes.
Note: If scheduled Work Orders for initial inspection/cleaning and simple repairs are not scheduled by the CCC within 7 calendar days, the development must prioritize the Work Orders and move them up in the schedule. D. Within 15 Calendar Days on Average Complex repairs, if needed, must be completed by skilled trades or other specialized staff. Examples of complex repairs are plumbing repairs within pipe chases, replacing/installing tub surrounds, and roof drain repairs. Any plumbing, plastering, and/or painting Work Order must be completed if related to Work Orders from mold/mildew service requests. E. Within 60 Calendar Days CCC will make a good faith attempt to contact the resident to determine if all the work identified in the Work Order was completed for Levels 2 and 3 Remediation, and if staff effectively addressed the mold/mildew and uncontrolled moisture problems and their underlying causes. If the condition has returned, a new Work Order must be created. NOTE:
These time frames will not apply when capital improvements are needed to complete the repair or when the resident does not allow apartment access to staff within the timeframe.
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VIII. REMEDIATION: CLEANING THE MOLD/MILDEW To address mold/mildew and moisture issues, all contaminated building and construction materials that are porous must be thrown away and non-porous materials must be cleaned. This will prevent human exposure and avoid further damage to building and construction materials, and furnishings caused by mold/mildew growth or water damage. The supervisor performing the assessment should provide information to the resident about the planned remediation, and the steps to protect all affected residents before, during and after remediation. A. Goal of Remediation The goal of remediation is to remove or clean building and construction materials contaminated with mold/mildew. NYCHA staff will use work practices to protect residents by controlling the dispersion of mold/mildew from the work area; and to protect remediation workers from exposures to mold/mildew. The size of the area impacted by mold/mildew contamination determines the type or “level” of remediation. There are three remediation levels described below (Level 1, 2, and 3) based on square footage. B. Level 1 Remediation: Small Isolated Areas (Less than 10 Square Feet) 1. Resident Protection The work area should be unoccupied and the work should be done in a way that does not lead to serious exposures. 2. Remediation Workers Level 1 Remediation; e.g., on small walls and other areas, should be done by development staff trained on proper clean-up methods, personal protection, and potential health hazards. This training can be performed as part of a program to comply with the requirements of the United States Department of Labor, Occupational Health & Safety Administration (OSHA) Hazard Communication Standard (29 CFR 1910.1200). NOTE:
The work in sheetrock locations will be performed by MR&ST staff (see Appendix D for a list of the developments with sheetrock materials).
3. Worker Protections Remediation Workers must wear proper Personal Protective Equipment (PPE). Proper respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended along with gloves, disposal overalls, and eye protection. Staff requesting respirators other than N95 disposable respirators must be medically qualified and pass a fitness test prior to use.
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4. Work Area Containment and Preparation Containment of the work area is not necessary. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended. If work may impact difficult-to-clean surfaces or items (e.g. carpeting and electronic equipment), the floor of the work area, egress pathways, and other identified materials/belongings should be removed or covered with plastic sheeting and sealed with tape before remediation. 5. Contaminated Materials Disposal Contaminated building and construction materials that cannot be cleaned must be removed from the building in sealed plastic bags. There are no special requirements for the disposal of building and construction materials with mold/mildew. 6. Cleanup a. The work area and areas used by remedial workers for egress must be cleaned with a damp cloth and/or mop and a detergent solution. b. All areas must be visibly free from contamination and debris, and left dry. Throughout this SP, the term “dry” means to be free from any standing accumulation of water even if the area remains damp until dried by evaporation. Drying is critical for the success of the cleanup, and all building materials that were cleaned should be thoroughly dried before enclosed or encapsulated; e.g., do not close up walls with damp studs. C. Level 2 Remediation: Medium Isolated Areas (10 to 100 Square Feet) 1. Resident Protection The work area should be unoccupied and the work should be done in a way that does not lead to serious exposures. 2. Scheduling Remediation The development supervisor, after conducting the assessment and discussing findings with the resident, will give the resident a “Mildew Clean-Up Appointment Notice” with an appointment date four (4) calendar days later. The resident may schedule an alternative cleanup date by telephoning MR&ST at (212) 674-6953. The supervisor should request the best contact number from the resident and put it in the notes. Within 24 hours after the initial visit, the parent Work Order should be dispositioned and the child Work Order created for the Technical Services Department Environmental Field Office (TSDEFO). The Work Order should include the following information: Page 7
a. An accurate measure in square feet of the affected mold/mildew area; b. The failure code MILDEWCONDITION; and c. The remediation start date scheduled with the resident. The date is to be inserted in the “Target Start” field that will be seen in the “MILDEW-LATE” query. NOTE:
The development staff is responsible for all non-cleaning work needed to address the root cause of the mold/mildew and/or uncontrolled moisture, and all postcleaning work; e.g., painting.
3. Remediation Workers Level 2 Remediation is performed by MR&ST staff. Such persons will receive training on proper cleanup methods, personal protection, and potential health hazards. This training can be performed as part of a program to comply with the requirements of the OSHA Hazard Communication Standard (29 CFR 1910.1200). 4. Worker Protections Remediation Workers must wear proper Personal Protective Equipment (PPE). Proper respiratory protection (e.g., N95 disposable respirator), in accordance with the OSHA respiratory protection standard (29 CFR 1910.134), is recommended along with gloves, disposal overalls, and eye protection. Staff requesting respirators other than N95 disposable respirators must be medically qualified and pass a fitness test prior to use. 5. Work Area Containment The work area must be covered with a plastic sheet(s) and sealed with tape before remediation to contain dust/debris. Seal ventilation ducts/grills in the work area and areas directly adjacent with plastic sheeting. Dust suppression methods, such as misting (not soaking) surfaces prior to remediation, are recommended. 6. Contaminated Materials Disposal Contaminated building and construction materials that cannot be cleaned should be removed from the building in sealed plastic bags. There are no special requirements for the disposal of building and construction materials with mold/mildew. 7. Cleanup a. When a HEPA vacuum (a vacuum equipped with a High-Efficiency Particulate Air filter) is available, the work area and areas used by remedial workers for egress must be vacuumed and cleaned with a damp cloth and/or mop and a detergent solution. No rebuilding should be done until the area is completely dried. Sealing in moisture will likely result in regrowth of mold.
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b. All areas must be left dry and visibly free from contamination and debris. If abatement procedures are expected to generate a lot of dust (e.g., abrasive cleaning of contaminated surfaces, demolition of plaster walls) or the visible concentration of the fungi is heavy (blanket coverage as opposed to patchy), then it is recommended that the remediation procedures for Level 3 are followed. D. Level 3 Remediation: Large Areas (Greater than 100 Contiguous Square Feet in Area) A health and safety professional with experience performing microbial investigations should be consulted by MR&ST staff prior to remediation activities to provide oversight for the project. 1. Resident Education and Protection Advise affected residents in advance of the mold/mildew and/or moisture problem, the planned remediation, and the steps to protect affected residents before, during and after remediation. The work should be done in a way that does not lead to serious exposures. 2. Scheduling Remediation Same as for Level 2 – see above. 3. Remediation Workers Level 3 Remediation must be done by MR&ST staff trained to perform such work. 4. Worker Protections The Remediation Workers must be equipped with the following protective equipment: a. A minimum of half-face elastomeric respirators with P-100 filters used in accordance with the OSHA respiratory protection standard (29 CFR 1910.134); b. Disposable protective clothing covering both head and shoes; and c. Gloves 5. Work Area Containment The containment of the affected area should include the following actions: a. Complete isolation of work area from occupied spaces using plastic sheeting sealed with duct tape (including ventilation ducts/grills, fixtures, and any other openings); b. Consider using an exhaust fan with a HEPA filter to generate negative pressurization; and c. Consider using airlocks and decontamination room.
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6. Contaminated Materials Disposal Contaminated building and construction materials that cannot be cleaned should be removed from the building in sealed plastic bags. The outside of the bags should be cleaned with a damp cloth and a detergent solution, or HEPA vacuumed in the decontamination chamber prior to their transport to uncontaminated areas of the building. There are no special requirements for the disposal of building and construction materials with mold/mildew. 7. Cleanup The contained area and decontamination room should be HEPA vacuumed and cleaned with a damp cloth and/or mopped with a detergent solution and be visibly clean prior to the removal of isolation barriers. No rebuilding should be done until the area is completely dried. Sealing in moisture will likely result in regrowth of mold.
IX.
REASONABLE ACCOMMODATIONS If needed as a result of breathing or respiratory disorders including asthma, residents in apartments with mold/mildew and excessive and/or uncontrolled moisture conditions are entitled to reasonable accommodations from NYCHA. Such accommodations may include the following: A. The right to install and operate an additional air conditioning unit in their apartment if the electrical system permits an additional unit; B. Temporary relocation during mold/mildew and moisture remediation; C. Permanent relocation to other NYCHA housing if the apartment is uninhabitable and another apartment is available; and/or D. The use of dust suppression methods during mold/mildew removal. NOTE:
Check the “reasonable accommodation” flag on the Work Order or on the service request if a resident asks for a reasonable accommodation.
See Standard Procedure 040:12:1, Reasonable Accommodations in Housing for Applicants, Section 8 Voucher Holders, and NYCHA Residents, to learn more about the responsibilities of NYCHA staff to review reasonable accommodation requests, and the applicable terms, forms, and policies for reasonable accommodations.
X.
QUALITY ASSURANCE PROGRAM To ensure the quality and effectiveness of remediation work, NYCHA staff will perform evaluations of the work, regardless of project size, during and after completion. A. Re-Inspection of 100 Closed Work Orders for Level 2 or Level 3 Remediation
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After the close of each annual quarter, the Department of Research and Management Analysis will randomly or systematically select for assessment 100 closed Work Orders related to mold/mildew and excessive and/or uncontrolled moisture for re-inspection. The Work Orders must satisfy the following criteria: 1. The remediation work was completed within the assessed annual quarter; 2. The work addressed a Level 2 or Level 3 Remediation; and 3. NYCHA did not receive a subsequent unsatisfactory report from the resident; i.e., the mold/mildew and/or moisture problem was effectively addressed to the satisfaction of the resident. The assessed Work Orders will be split proportionally between Level 2 and Level 3 Work Orders based on the total numbers closed for the quarter. If the assessment finds continuing mold/mildew or uncontrolled moisture problems, a new Work Order will be created. NYCHA will identify the number of apartments in each quarterly sample with continuing mold/mildew or moisture problems; and the number of apartments included in the sample that were re-inspected for the same problems. The findings of the assessments will be used solely to confirm, adjust, or improve NYCHA’s Mold/Mildew and Moisture Control Program. B. Contact Residents with Level 2 or Level 3 Remediation Within 60 days after the completion of Level 2 or Level 3 Work Orders, NYCHA shall make a good faith attempt to contact the residents to determine if all the remediation work identified in the Work Order was completed; and if the mold/mildew and/or uncontrolled moisture problems and their underlying causes have been effectively addressed or are reoccurring. The CCC will call residents to obtain their input. CCC will record the date(s) and nature of its attempts to contact the residents, and whether the residents reported that the problems were effectively addressed. If any of the residents indicate the problems and/or their causes have not been effectively addressed, a new Work Order will be created and the process will start again with a development supervisor performing an inspection of the applicable apartment.
XI.
STAFF TRAINING
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A. All applicable NYCHA staff will receive the necessary training to successfully perform their responsibilities in this Standard Procedure. The training will include the following areas and informational materials: 1. Conducting a full investigation of all resident service requests of mold/mildew and/or moisture problems including best practices in the visual inspection of an apartment; 2. Communicating with residents before, during and after the identification and remediation of mold/mildew and/or moisture; 3. Responding to a request for reasonable accommodations from a resident; 4. Cleaning, removing, and restoring damaged surfaces; 5. Documenting all remediation and corrective efforts; and 6. Appendix A, “Facts About Mold/Mildew and Moisture,” attached to this SP. B. Staff will be trained on how best to utilize the NYCHA Resident Handbook, A Home to Be Proud Of, which is distributed at move-in. Staff will review with all new residents the mold/mildew prevention sections of the handbook. It is available in four different languages on the NYCHA website.
XII.
OPPORTUNITIES TO EDUCATE RESIDENTS A. Newsletter The Property Manager or designee should prepare and place articles in the newsletter for distribution to residents. The articles should address mold/mildew prevention issues. B. Resident Association Meetings Development-wide issues are included as agenda items; e.g., mold/mildew prevention. C. Apartment Visits Housing Assistants should discuss with residents specific items of concern if observed during apartment visits; e.g., mold/mildew issues.
XIII. FORMS A. NYCHA form 060.303, Preventing Mold in Your Apartment
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APPENDIX A FACTS ABOUT MOLD/MILDEW AND MOISTURE 1. Potential health effects and symptoms associated with exposures to mold/mildew and uncontrolled moisture include allergic reactions and other respiratory complaints. The exposure to mold/mildew and moisture may also worsen asthma symptoms. 2. There is no practical way to eliminate all mold/mildew and mold/mildew spores in the indoor environment. The way to control indoor mold/mildew growth is to control moisture. 3. If mold/mildew is a problem in an apartment or building, the mold/mildew must be removed and the sources of moisture eliminated. 4. Fix the source of the water problem or leak to prevent mold/mildew growth, including repairing leaky roofs. 5. Reduce indoor humidity (optimum 30-60%) to decrease mold/mildew growth by venting bathrooms; using air conditioners and de-humidifiers; increasing ventilation; using exhaust fans when cooking, dishwashing, and cleaning; and pursuing tenancy actions for lease violations for using moisture-generating sources; e.g., dryers within apartments. The Weather.com website has an online tool that calculates the relative humidity in a resident’s apartment. 6. Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold/mildew growth. 7. Clean mold/mildew off hard surfaces with water and detergent, and dry completely. Absorbent materials such as sheetrock, if containing mold/mildew, may need to be replaced. 8. Prevent condensation. Reduce the potential for condensation on cold surfaces such as piping by adding insulation. 9. If needed as a result of asthma, residents with mold/mildew and/or moisture in their apartments are entitled to reasonable accommodations from NYCHA. 10. Mold/mildews can be found almost anywhere. They grow on virtually any substance if moisture is present. There are mold/mildews that grow on wood, paper, carpet, and foods. Page 13
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APPENDIX B STOPPING MOLD/MILDEW GROWTH – RESPONSIBILITY OF RESIDENTS The maintenance and effective management of mold/mildew and uncontrolled moisture requires an ongoing strategy involving residents and NYCHA staff. To minimize the occurrence and growth of mold/mildew in the apartment, residents need to do their part by being responsible for the following: 1. MOISTURE ACCUMULATION. Resident must remove any visible moisture accumulation under their control in or on the apartment, including on walls, windows, floors, ceilings, and bathroom fixtures; mop up spills and thoroughly dry affected area as soon as possible after occurrence; and keep climate and moisture in the apartment at reasonable levels. 2. VENTILATION. Resident must arrange possessions to allow proper circulation of air throughout the unit and introduce fresh air as much as possible. Furniture and possessions must not block windows or doorways. Residents must not block or cover vent openings. Relative humidity should be maintained at seasonal levels, ideally below 60%, to discourage mold/mildew growth. 3. APARTMENT CLEANLINESS. Resident must clean and dust the apartment regularly, and keep the apartment, particularly kitchen and bathrooms, clean. Mold/mildew on bathroom tile grout, in shower stalls, and on bathtubs, is a common occurrence. Residents must make reasonable efforts to keep these surfaces clean using household cleaners. 4. NOTIFICATION OF MANAGEMENT. If any of the following conditions are present, the resident must promptly notify management by calling the Customer Contact Center at (718) 707-7771: a. A water leak, uncontrolled moisture, or standing water inside the apartment; b. A water leak, uncontrolled moisture, or standing water in any community common area; c. Mold/mildew growth on building components other than bathroom tile grout, in shower stalls, and on bathtubs; d. A malfunction in any part of the heating or ventilation system in the apartment. 5. LIABILITY. The resident is liable to NYCHA for damages sustained to the apartment or to the resident’s person or property as a result of the resident’s failure to comply with the terms of the Lease.
APPENDIX C EDUCATING RESIDENTS: MOLD/MILDEW PREVENTION INSTRUCTIONS Page 15
NYCHA staff, when assessing the causes of mold/mildew growth in apartments, advise residents of the following mold/mildew prevention instructions: Bathroom 1. Open window slightly when showering or drying clothes. Keep window open for several minutes after the shower. 2. Contact the Management Office or the Customer Contact Center (CCC) at (718) 707-7771 if the window does not open and close properly. 3. Check under the bathroom sink and around the shower and toilet for leaks. Report any plumbing or moisture problem to the Management Office or CCC. 4. Clean and dry moist surfaces, such as the bathroom counter. 5. Replace or discard shower curtains with mold/mildew, or wash them with a household cleaner and rinse before re-hanging them. 6. Clean bathroom tiles regularly with mold/mildew-killing products. 7. Wipe shower walls after use. 8. Wring excessive water out of clothes before hanging to dry. Hang wet clothes to dry in open areas, such as on bathroom shower rods, or drying racks. Kitchen 1. Check under the kitchen sink for leaks and moisture problems, such as soft, peeling or flaking walls. Report any plumbing or moisture problem to the Management Office or CCC. 2. Open window when cooking. 3. Empty kitchen garbage cans daily to prevent odors and spoilage. 4. Do not use the gas oven or stove top as a heating instrument. Bedrooms 1. Report musty odors that may indicate mold/mildew contamination. 2. Promote maximum air circulation by using a fan, opening windows, parting curtains, and maintaining an uncluttered room. 3. Dry slow-drying items, such as drapery, towels, and bedspreads, in the laundry. 4. Discard or give away unneeded clothes, blankets, and other items that might become contaminated with mold/mildew when placed in unattended storage. Page 16
5. Open doors between rooms (especially doors and closets that may be colder than the rooms) to increase circulation. Circulation carries heat to the cold surfaces. 6. Keep mattresses off the floor. 7. Turn off humidifiers if you notice moisture on windows and other surfaces. 8. Limit number of indoor plants especially in the bedroom. Mold/mildew can grow in plant soil. 9. Refrain from storage of dirty or damp laundry in closed closets. Front Door/Entry 1. Leave shoes by the front door. 2. Use mats inside apartment door to collect dirt, and vacuum them regularly. Mat must not interfere with the ability of the door to self- close. Miscellaneous 1. Report mold/mildew growth to the Management Office or CCC. 2. Report water leaks promptly. 3. Keep apartment clean, dry, and free of clutter. 4. Vacuum often. 5. Use area rugs that can be removed and washed often. 6. Increase air circulation by using fans, and by moving sofas and other furniture away from walls and corners, to promote air and heat circulation. 7. Dispose of carpet, upholstered furniture, etc., with mold/mildew that cannot be cleaned 8. Avoid the storage of materials, such as paper, books, clothes, or other possible sources of food for mold/mildew, in humid areas of the apartment. 9. Refrain from permitting water build up. 10. If the apartment has an air conditioner, advice the resident that it can decrease humidity during humid weather.
APPENDIX D NYCHA DEVELOPMENTS WITH SHEETROCK MATERIALS Note: NYCHA developments not in this appendix use plaster materials. BOROUGH
TDS #
DEVELOPMENT Page 17
BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BK BOROUGH BK BK BK BK BK BX
242 210 228 256 311 357 243 271 302 303 324 238 216 312 263 205 207 171 339 365 140 10 348 276 172 313 195 351 244 352 366 368 221 170 369 TDS # 354 240 261 315 229 233
104-14 TAPSCOTT STREET ARMSTRONG I ARMSTRONG II ATLANTIC TERMINAL SITE 4B BEDFORD-STUYVESANT REHAB BERRY STREET-SOUTH 9TH STREET BORINQUEN PLAZA I BORINQUEN PLAZA II BUSHWICK II (GROUPS A & C) BUSHWICK II (GROUPS B & D) BUSHWICK II CDA (GROUP E) CONEY ISLAND I (SITE 8) CONEY ISLAND I (SITES 4 & 5) CROWN HEIGHTS EAST NEW YORK CITY LINE FENIMORE-LEFFERTS FIORENTINO PLAZA GLENMORE PLAZA HOWARD AVENUE HOWARD AVENUE-PARK PLACE INDEPENDENCE KINGSBOROUGH LENOX ROAD-ROCKAWAY PARKWAY LONG ISLAND BAPTIST HOUSES O'DWYER GARDENS OCEAN HILL-BROWNSVILLE PALMETTO GARDENS PARK ROCK REHAB PROSPECT PLAZA RALPH AVENUE REHAB STERLING PLACE REHABS (SAINT JOHNS-STERLING) STERLING PLACE REHABS (STERLING-BUFFALO) STUYVESANT GARDENS I SURFSIDE GARDENS SUTTER AVENUE-UNION STREET DEVELOPMENT TAPSCOTT STREET REHAB UNITY PLAZA (SITES 17,24,25A)2 UNITY PLAZA (SITES 4-27) VANDALIA AVENUE WEEKSVILLE GARDENS 1162-1176 WASHINGTON AVENUE
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BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX BX MN MN MN MN MN BOROUGH MN MN MN MN MN MN MN
214 211 518 519 220 520 521 222 230 231 285 189 346 334 307 308 335 336 236 224 237 225 267 305 353 223 287 342 356 203 160 264 257 286 TDS # 199 319 320 309 152 326 337
1471 WATSON AVENUE BETANCES I BETANCES II (132) BETANCES II (182) BETANCES II (9A2) BETANCES III (132) BETANCES III (182) BETANCES III (9A2) BETANCES IV BETANCES V BETANCES VI BOSTON ROAD PLAZA BOYNTON AVENUE REHAB CLAREMONT PARKWAY-FRANKLIN AVENUE CLAREMONT REHAB (GROUP 2) CLAREMONT REHAB (GROUP 3) CLAREMONT REHAB (GROUP 4) CLAREMONT REHAB (GROUP 5) COLLEGE AVENUE-EAST 165TH STREET EAGLE AVENUE-EAST 163RD STREET EAST 152ND STREET-COURTLANDT AVENUE GLEBE AVENUE-WESTCHESTER AVENUE MORRISANIA AIR RIGHTS SOUTH BRONX AREA (SITE 402) STEBBINS AVENUE-HEWITT PLACE TELLER AVENUE-EAST 166TH STREET TWIN PARKS EAST (SITE 9) UNION AVENUE-EAST 163RD STREET UNION AVENUE-EAST 166TH STREET 335 EAST 111TH STREET BETHUNE GARDENS BRACETTI PLAZA CAMPOS PLAZA CAMPOS PLAZA II DEVELOPMENT CORSI HOUSES EAST 120TH STREET REHAB FABRIA REHAB FORT WASHINGTON AVENUE REHAB LA GUARDIA ADDITION LOWER EAST SIDE I INFILL LOWER EAST SIDE II
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MN MN MN MN MN MN MN MN MN MN MN MN MN MN MN QS QS QS QS QS QS QS
292 296 297 344 318 204 340 218 268 266 343 355 293 523 330 206 232 316 201 314 48 143
LOWER EAST SIDE REHAB (GROUP 5) MANHATTANVILLE REHAB (GROUP 2) MANHATTANVILLE REHAB (GROUP 3) MARSHALL PLAZA MILBANK-FRAWLEY PARK AVENUE-EAST 122ND (123RD STREET) PUBLIC SCHOOL 139 (CONVERSION) ROBBINS PLAZA THOMAS APARTMENTS TWO BRIDGES URA (SITE 7) UPACA (SITE 5) UPACA (SITE 6) WASHINGTON HEIGHTS REHAB (GROUPS 1&2) WASHINGTON HEIGHTS REHAB PHASE III WASHINGTON HEIGHTS REHAB PHASE IV (C) CASSIDY-LAFAYETTE CONLON LIFE TOWERS INTERNATIONAL TOWER LEAVITT STREET-34TH AVENUE NEW LANE AREA RAVENSWOOD REHAB PROGRAM (COLLEGE POINT)
APPENDIX E WORK ORDER ACTION PLAN The Work Order Action Plan is printed on the back of Work Orders for mold/mildew or excessive moisture conditions. The second page of this appendix contains the Work Order Action Plan which will be filled out whenever these conditions exist. The following notes help to explain how to fill out the Work Order and associated Work Order Action Plan. 1. If the apartment visit/inspection finds the issues of mold/mildew and/or excessive moisture to be unfounded but other work is required, staff should close the initial work order using the Page 20
“unfounded” remedy on the front of the Work Order. Staff should create Child Work Orders for any other needed work and schedule/perform the work according to priority. 2. Whenever possible, photograph(s) should be taken of the conditions found and attached to the Work Order in Maximo; conditions in all units where work is “unfounded” must be photographed.
Conditions Mold less than 10 square feet – Level 1 – Development Responsible Mold between 10-100 square feet – Level 2 – Refer to MR&ST Mold more than 100 square feet – Level 3 – Refer to MR&ST
3. If indicating on the Work Order Action Plan that “resident” is wholly or partially responsible for the mold/mildew and/or excessive moisture condition, staff must explain the nature of the specific problem created by the resident. This explanation should be included in the notes in Maximo and should be shared with the Housing Manager. 4. All work performed, and/or Work Orders to be created, should be indicated on the front of the Work Order in the same way as any other Work Order. 5. To refer to the Housing Assistant/Family Services, use the box on the front of the Work Order. 6. Include in the actuals the names and badge numbers for all staff working in the unit, i.e., for the initial Work Order, this will usually mean listing a supervisor, a caretaker, and a maintenance worker. 7. If we provide any special services (e.g., different supplies) to accommodate residents with disabilities including breathing problems, staff should check the reasonable accommodation box on the Work Order.
Please check if Mold handout was provided to resident If MOLD/MILDEW, enter exact sq. ft.
Check here if no Mold/Mildew, just Excessive Moisture (condensation visible/high humidity)
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Action to Clean Mold
Check if Needed
Check if Done
Staff needs to clean mold Advised Resident to clean mold Identification of root Causes and Follow-up Activities (check all that apply): Root Cause of Mold/Mildew OR Excessive Moisture
NYCHA Repaired
Action Resident Action Required
Plan Child WO Needed
Capital Work Required
Vent clogged (dirty) Vent blocked (covered) Roof fan out of order Leak from above Leak from roof Leak from cracked bricks or pointing (external wall) Leak around windows Leak from plumbing or appliances in apartment Door has inadequate clearance for ventilation Not opening window Resident Can’t find source - escalate
Resident provided information: Have you had a problem with mold or excessive moisture in the past: If yes, did you report it? yes no
yes
no
If yes, how many times in the last two (2) years have you had either of these conditions? 1 2 3 4 5 or more _______________________________________________ Reminders 1. Mold/mildew clean up greater than 10 square feet requires the resident to be given an appointment at least 4 days out and the child WO created with the correct target date for MR&ST staff 2. All non-cleaning related follow-up work requires the creation of child WOs 3. All staff who worked on this WO must be listed in the actuals, including the supervisor and caretaker
APPENDIX F NYCHA Form 060.303, Preventing Mold in Your Apartment
Controlling MOLD In Your Apartment MOLD is a fungus that grows on, and sometimes in, damp surfaces and objects. In nature, mold helps break down dead material and can be found growing on soil, foods, plant matter, and other items. Mold produces microscopic cells called “spores” which are very tiny and spread easily through the air. Live spores act like seeds, forming new mold growth (colonies) when they find the right conditions. Mold is most likely to grow where there is water or dampness, such as in bathrooms. Page 22
Mold usually appears in its early stages as colored circles or blotches. Most types of mold that are routinely encountered are not hazardous to healthy individuals. However, too much exposure to mold may cause existing conditions such as asthma, hay fever, or other allergies to get worse. The most common symptoms of overexposure are similar to the symptoms of overexposure to plant pollen, such as coughing, congestion, runny nose, eye irritation, and aggravation of asthma.
Preventing MOLD Mold needs water to grow and is most often confined to areas near water sources. Removing the source of moisture by repairs and by providing sufficient ventilation is critical to preventing mold growth.
The Fresh Air Cure Letting fresh air into your apartment lowers the amount of moisture which helps to reduce dust mites and cockroaches. Keep your apartment well ventilated by opening windows, using fans and arranging furniture so that windows are not blocked. • Increase air circulation by moving fans and by moving sofas and other furniture away from walls and corners to promote air and heat circulation. • Keep your bathroom window open even a little, when weather permits, especially when you are showering or drying clothes. • If you have an exhaust fan in your bathroom, make sure it is working and remove any accumulated dust from the vent cover in order to improve air circulation. If your bathroom fan is not working, call the Centralized Call Center at (718) 707-7771 (or inform your Management Office if your development is not part of the Centralized Call Center program).
Other Ideas That Will Help:
Keep your apartment clean, dry and free of clutter. Lower humidity in the apartment during humid weather by using an air conditioner and/or a dehumidifier. Use your stove only for cooking, never for heating. When cooking, keep pots covered and windows open; even keeping windows slightly open will help. Use area rugs that can be taken up and washed often. Keep drapes open during the day. Request repair of leaky plumbing or other water leaks as soon as possible. Keep the “drip pans” in your air conditioners, refrigerators and dehumidifiers clean and dry. Hang wet clothes to dry in open areas in your apartment, such as on bathroom shower Page 23
rods, or on drying racks with the window open. Thoroughly wring out clothes prior to hanging. Take slow drying heavy items to the Laundromat. Dry all wet surfaces and reduce the moisture/water source upon discovery of condensation or moisture collecting on windows, walls or pipes.
Cleaning MOLD Mold should be cleaned as soon as it is noticed using household cleaners such as Soft Scrub, Tilex, or other detergents. Never mix products containing ammonia with those containing bleach. Individuals who are cleaning mold should be free of allergies or symptoms such as nasal congestion, cough, sore throat or upper respiratory infections. The individual should wear protective clothing as recommended by the manufacturer of the household cleaner used. The cleaned area must be thoroughly dried with a sponge or rag that should immediately be disposed of and not reused. Absorbent materials that contain mold, such as linen or carpets, might need to be replaced.
If The Problem Persists Mold can pose a health hazard for you and your family so it is important to eliminate the problem as soon as possible. When you’ve tried cleaning fluids and proper ventilation and nothing seems to help, report the mold problem to your Management Office or the Centralized Call center at (718) 707-7771. A returning mold condition may indicate an underlying problem such as a leak. Your Housing Manager will provide you with assistance to correct this condition. NYCHA 060.303 (11/06) – Reverse
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NYCHA STANDARD PROCEDURE MANUAL
APPENDIX G
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