High cost of moldy buildings

ATLANTA, GA-Modern buildings are expensive investments with expected lifetimes of over 50 years. Owners and investors expect them to remain physically sound, while occupants and tenants expect them to provide a comfortable and safe working environment. However, recent trends are showing that "sick building syndrome" afflicts a large percentage of these buildings and the structural integrities of the buildings are being threatened by mold growth.

Sick building syndrome results in a range of health complaints including headaches, eye, ear and nose irritation, pneumonia and flu-like illnesses, and re-occurring allergic diseases such as asthma. One of the most common pollutants contributing to these effects is mold. While mold exposure can significantly impact health, it also contributes to significant building biodeterioration and premature aging of a building's mechanical systems.

The media is recognizing fungal growth as a current indoor air quality issue for buildings. A june 18, 1999 Wall Street Journal article chronicles the hotel industry's response to mold contamination that affects their customers' comfort and health. Some hotel chains are changing their cleaning and decorating policies to address the situation.

Public awareness of mold issues has also been heightened by numerous events. In Cleveland, infants developed a severe lung disease with pulmonary hemorrhage that the Centers for Disease Control linked with exposure to mold growing in their homes: Stachybotrys atra.

Litigation cases have involved buildings built in the 1970s and 1980s that experienced fungal growth on interior surfaces due to moisture damage primarily from structural defects. This growth often led to occupant evacuation and outbreaks of allergic respiratory disease. Restoration of these buildings often exceeded the original costs of the buildings. In a similar recent event in California, construction defects caused moisture intrusion and extensive fungal growth on the exterior sheathing of the building envelope, resulting in an $11 million settlement.

According to Dr. Phil Morey, vice president of Microbiology for Air Quality Sciences, "Reasons for moisture damage and fungal growth in buildings are complex and involve issues such as the integrity of the building envelope, susceptibility of construction and finishing materials to biodeterioration and the operation and maintenance of HVAC systems."

A common pitfall is failure to consider the impact of the local climate on the building envelope and the requirements of the mechanical systems. Hot, humid environments present a special challenge in preventing mold growth.

Building owners, managers, and investors need to take note: improperly constructed buildings can lead to litigation and high remediation costs, not to mention the bad publicity of a "white elephant" building. Those investing in existing real estate need to make sure that the building is thoroughly inspected for fungal damage prior to acceptance. These preventative steps can protect your investments.