Contents Remediation

Effective remediation of contents from a mold-contaminated environment includes the following tasks:

  • categorize contents items by their likely restorability, which includes:
    • considering the extent of mold contamination and water damage to the structure and its impact on the probable condition of the contents located in different areas;
    • visually inspecting for evidence of mold contamination, and possibly correlating the inspection with the results of a pre-remediation assessment performed by an IEP to determine the content’s Condition (1, 2 or 3),
    • determining the basic composition of content Contents’ composition and condition determine their ability to be cleaned. General categories of content material composition are defined for purposes of this section as follows:
      • Porous: Materials that easily absorb or adsorb moisture and, if organic, can easily support fungal growth (e.g., clothing and other textiles, padded or upholstered items, leather, taxidermy, paper goods, many types of fine art);
      • Semi-porous:. Materials that absorb or adsorb moisture slowly and, if organic, can support fungal growth; and
      • Non-porous: Materials that do not absorb or adsorb moisture or those that have been surface treated and do not easily support fungal growth (e.g., finished wood, glass, metal, plastic);
    • providing options as to the relative cost of cleaning versus the cost of replacement;
    • determining cleaning requirements in order to decide whether to clean contents on-site or in-plant;
    • determining those contents requiring remediation by specialty cleaning professionals
    • {e.g., fine art, electronics, rare books, priceless keepsakes); and
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  • communicating with an IEP, if involved in the project, regarding issues of sampling, analysis, and verification

14.1 Inspection and Evaluation for Restorability

  • The restorability of contents is dependent upon the following factors:
    • condition of the contents;
    • basic material composition of the contents;
    • cost of remediation;
    • financial value or cost of replacement; and
    • other types of value (e.g., sentimental, legal, artistic, cultural, historical).
  • The type of service required for each content item. May be categorized in one of three ways:
    • restore – Items that will be cleaned to Condition 1 and returned to the customer;
    • dispose – Items that will not be cleaned because either the customer does not want them or the remediation cost exceeds the item’s (See “Disposal” section below); and
    • preserve – Items that are irreplaceable but cannot be returned to Condition 1. This category only applies to irreplaceable porous or irreplaceable semi-porous items with Condition 3 contamination. When preservation is required, the remediator should follow the additional precautions set forth in Section 14.4 “Unrestorable Contents.”
  • The condition of the contents can be determined when the inspection provides:
  • enough information to determine that Condition 1 exists throughout the structure, systems, or area, and therefore no remediation of contents is required; or
  • enough information to determine that Condition 2 or 3 exists throughout the affected structure, systems, or area, and therefore an assumption can be made that all of the contents are either Condition 2 or 3; or
  • There is not enough information available to determine that Condition 2 or 3 exists throughout the affected structure, systems, or area, and therefore the remediator should engage or recommend to the customer or clients that they engage an IEP to assess the contents to make the determination. When sampling is requested or required, it is recommended that a cross-section of content types be included and that an independent IEP should conduct such
  • Materially interested parties should participate in the decision about whether to restore or dispose of contents.

14.2 Removing Contents from Affected Areas

Before removing potentially contaminated contents from a contaminated area to a cleaner area or to another location, the remediator or other qualified professional should:

  • inspect all contents prior to inventory;
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  • document the condition of the contents, including actual or perceived value of one or more of the “other types of value,, mentioned above;
  • photo-document the placement and condition of contents;
  • separate affected from unaffected contents where practical; and
  • ensure that clients agree and authorize disposal of contaminated contents in writing before

Contaminated or potentially contaminated contents should be appropriately packaged or decontaminated, when moved into or through uncontaminated areas (Condition 1) to prevent the spread of contaminants into unaffected areas and the exposure of workers or occupants to contaminants. The exterior of the packaging on its way through a decontamination chamber system should be decontaminated by cleaning or wrapping a fresh layer of packaging material around the item just before it exits the decontamination chamber system. Care should be taken when packaging items not to trap moisture inside the packaging, especially if contents are to be moved into a storage area where environmental conditions may be different. 

14.2.1 Inventory, Packing, Transport and Storage

Before contents are packed out, a detailed inventory should be prepared containing at least the following information:

  • description of each item;
  • quantity of each item;
  • Condition (1, 2, or 3) of each item;
  • location of each item within the structure; and
  • an individually assigned inventory number for each item, box, or group of items.

The customer should sign a form accepting the inventory as representative of the existence and actual physical condition of the contents before the remediator assumes responsibility for contents transport and processing. Contents should be packed, transported and stored using appropriate measures to minimize breakage/damage, loss, exposure to employees, occupants or the public, and, contamination or cross-contamination of unaffected areas of the building. Vehicles, equipment, storage vaults, or facilities that become contaminated in the course of remediation should be decontaminated.

Storage conditions should be controlled while contents are in the remediator’s custody to minimize conditions favorable to mold growth. Contaminated contents should be cleaned as soon as practical rather than being stored for long periods while contaminated, and cleaned contents should be stored in a clean area that is separate from the area where contaminated contents are stored. They should not be returned to contaminated areas of the structure until both have attained Condition 1.

14.3 Cleaning Contents – General Discussion

The goal of contents remediation is to clean items to Condition 1 by physically removing fungal contamination and odors. When additional damage or contamination to contents is discovered, it should be documented, and materially interested parties informed within a reasonable period of time. It is recommended that appropriate appearance enhancement processes be applied to the items after their return to Condition 1 has been completed. Contents can be cleaned either on-site or in-plant. Whether contents are cleaned onsite or in-plant, appropriate precautions should be taken to prevent spreading contaminants from work or storage areas into unaffected areas.

14.3.1 Outdoors versus Multi-stage Cleaning Chamber

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Condition 2 or 3 contents should be cleaned either outdoors or in a multi-stage cleaning chamber.

14.3.1.1 Outdoors

When cleaning contents outdoors:

  • work performed without containment should be performed at a distance from a structure1 air intakes, or unprotected people that allows adequate dispersal of released contaminants;
  • remediation workers handling or working near contaminated contents shall wear appropriate PPE; and
  • remediators should take other relevant factors into consideration before deciding to perform contents cleaning outdoors (e.g., weather, security, possible public alarm at the sight of people attired in PPE).

14.3.1.2 Multi-stage Cleaning Chamber

A multi-stage cleaning chamber maximizes removal of contaminants by allowing two or more “rounds” of cleaning to be performed on each item. For the system to be effective, appropriate airflow and air pressure relationships should be maintained.

14.3.2 Cleaning Methods

When selecting a cleaning method, remediators should choose the most appropriate one for the situation. Knowing the material composition, the condition, and the location where contents are to be cleaned, is instrumental in selecting a method. Also, a combination of methods may be necessary to facilitate remediating contents.

14.3.2.1 Air-based Methods

  • HEPA vacuuming – This method uses a vacuum with a filter that is 99.97% efficient in removing particles at 0.3 micrometers. It is recommended that this method be applied at least three times in a cross pattern to each affected
  • Air washing – This method should only be used outdoors or in laminar airflow, high­ volume cleaning chamber or in other situations where engineering controls are adequate to prevent excessive buildup of

14.3.2.1 Liquid-based Methods

The liquid-based cleaning method relies on water combined with physical or mechanical cleaning processes to dislodge contamination. High-pressure washing techniques should be limited to situations in which aerosolization is not a critical factor (e.g., outdoors).

14.3.2.1 Abrasive Method

Abrasive methods of cleaning rely on the use of a medium or material to dislodge contamination. These techniques should be used with caution, especially those involving abrasive blasting. By definition, abrasive blasting methods have a strong tendency to aerosolize the particles they remove from the surface. This can lead to extremely high levels of contaminants in the air, potentially creating unacceptable exposure for workers or occupants or allowing spread of contaminants into previously unaffected areas. Some media can also create a difficult cleanup problem (e.g., sand, soda, sponge com husks, and rice hulls) or lead to the development of unacceptable worker exposure (e.g., dry ice blasting in an enclosed space creating excessive levels of CO2 in the work area). The use of organic

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media is not recommended due to the potential for hypersensitivity reactions, or the creation of combustible dust, and providing a potential growth medium.

Abrasive blasting techniques should be limited to situations in which aerosolization is not a critical factor (e.g., outdoors), or can be adequately controlled (e.g., high-volume, laminar airflow cleaning chambers).

14.3.3 Appearance Enhancement

Although removing contaminants is the primary focus of mold remediation, it is recommended that customer expectations be addressed and that contents be “appearance enhanced” to the extent practical before being returned to the customer. The presence of visible stains is not an indication that an item is contaminated. The removal of mold stains can be included in appearance enhancement.

14.3.4 Cleaning Porous, Semi-Porous and Non-Porous Contents

Condition 3 porous contents are generally not restorable. It is recommended that special care be taken with porous Condition 1 contents to prevent potential contamination, which can occur while contents are stored in an off-site facility. HEPA-vacuuming and brushing with a soft bristle or tampico brush while on a downdraft cleaning· table are the most commonly used methods for cleaning Condition 2 porous contents. Air washing, in the proper situation, can also be effective on many porous items. However, air washing should be performed in a controlled work area where the massive aerosolization associated with this method will not pose a health risk to workers or occupants during the process.

Most cleaning processes should start and end with HEPA-vacuuming. Rapid drying after wet cleaning and appearance enhancement, as necessary, follows most cleaning methods. It is recommended that appearance-enhancement processes take place after Condition 1 has been obtained.

14.3.3.1 Cleaning Porous Contents

Porous materials are items that easily absorb or adsorb moisture and, if organic, can easily support fungal growth (e.g., clothing and other textiles, padded or upholstered items, leather, taxidermy, paper goods, many types of fine art). After carefully examining items for unrestorable water damage, the proper cleaning method should be selected based on material composition and manufacturer’s instructions.   It is recommended that contaminated clothing and other textiles be HEPA vacuumed prior to disturbing them at their location within the structure. The following specific guidance supplements the general guidance provided above.

  • Porous Textiles: Clothing, fabric, and other textile items.

o Condition 2 – Porous contents with Condition 2 contamination may or may not be restorable using appropriate cleaning methods based on material composition. Use of a detergent in the laundering process facilitates the removal of contaminants. The laundering process can also be enhanced by increasing the water temperature. Care should be taken not to exceed the manufacturer’s water temperature recommendations

o Condition 3 – Porous contents with Condition 3 contamination are usually unrestorable based on material composition.

  • Porous Furnishings: Area rugs, loose carpet, upholstery, mattresses, wicker, and similar

o Condition 2 – Porous contents with Condition 2 contamination are usually restorable using appropriate cleaning methods based on material composition. Area rugs and carpet may be cleanable in a controlled, in-plant facility. Determining the severity of contamination may necessitate an assessment. The spreading of spores during the

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cleaning process is a potential problem. Submersion methods that clean rugs or carpet under water are less likely to aerosolize spores.

If items such as pillows, sofa cushions, mattresses, or leather products have been used while contaminated, attempts to return the item to Condition 1 usually are unsuccessful. Disposal is recommended.

o Condition 3 – Porous contents with Condition 3 contamination are usually unrestorable based on material composition.

  • Paper Goods: Books, documents, manuscripts, family records, scrapbooks, photographs, and similar
    • Condition 2 – Porous contents with Condition 2 contamination are usually restorable using appropriate cleaning methods based on material composition. Air washing can be effective. However, air washing should be performed only in a properly controlled work area, or using controlled techniques where massive aerosolization will not pose a health risk to workers or

Valuable or irreplaceable documents that cannot be cleaned or decontaminated may be encased, laminated, or otherwise s led.

  • Condition 3 – Porous contents with Condition 3 contamination are usually unrestorable, based on material composition. Cleaning may require a specialized conservation process and might not be successful. Valuable or irreplaceable documents that cannot be cleaned or decontaminated may be encased, laminated, or otherwise
  • Fine Art: Paintings, sculpture, works of art, and similar
    • Condition 2 – Porous contents with Condition 2 contamination are usually restorable using appropriate cleaning methods based on material composition. Remediation of mold-contaminated fine art at Condition 2 should be performed only by qualified, experienced specialists, primarily due to the high value of the items
    • Condition 3 – Porous contents with Condition 3 contamination are usually unrestorable based on material composition. Remediation of mold-contaminated fine art at Condition 3 might not be completely successful and can be quite expensive. These services should be performed by qualified, experienced
  • Cleaning Semi-porous Items 

Semi-porous materials are those that absorb or adsorb moisture slowly and, if organic, can support fungal growth (e.g., unfinished wood, masonry). The following specific guidance supplements the general guidance provided above.

  • Condition 2 – Semi-porous contents with Condition 2 contamination are usually restorable using appropriate cleaning methods. Air washing or abrasive blast cleaning with an appropriate media may also be
  • Condition 3 – Semi-porous items are often unrestorable due to staining, discoloration, and decay caused by mold enzymes unless growth is in a biofilm rather than in the wood. If growth has penetrated wood, aggressive cleaning methods such as HEPA-assisted hand sanding, abrasive blast cleaning with an appropriate media, and wire or other aggressive brushing (preferably on a downdraft cleaning table) may be

End results of such aggressive cleaning methods may result in an appearance that is unacceptable to the customer. Attempts should be made to determine if results will be acceptable before extensive cleaning is performed.

  • Cleaning Non-porous Items
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Non-porous materials are those that do not absorb moisture or have treated surfaces and do not easily support fungal growth (e.g., finished wood, glass, metal, plastic). The following specific guidance supplements the general guidance provided above.

  • Condition 2 – Non-porous contents with Condition 2 contamination are restorable and cleaned using appropriate methods based on material
  • Condition 3 – Non-porous contents with Condition 3 contamination are usually restorable and can be cleaned using appropriate methods based on material composition. Cleaning can usually be accomplished by using one or a combination of the following: detergent washing and rinsing; ultrasonic cleaning; HEPA-vacuuming plus damp wiping with a suitable cleaning agent; or other process suitable for the particular item; followed by removal of cleaning

14.4 High-value and Irreplaceable Contents

High-value or irreplaceable contents are those with high financial value or replacement cost. Irreplaceable contents are those with high historical, sentimental, cultural, artistic, legal, or other types of value. Extraordinary cleaning procedures may be appropriate for these contents. Such procedures can be as simple as repeated cleanings using standard practice(s) as described above, or they may require highly specialized expert services. For many categories of high-value and irreplaceable contents, specialty remediation services are available. Some remediators may provide these services in-house, while others outsource them.

These specialty remediation services include but are not limited to:

  • art restoration or conservation for paintings, valuable books, works of art on paper, documents, objects, frames, tapestries, and other textiles;
  • doll restoration;
  • freeze drying for valuable books and documents (does not remove mold, but might prevent or arrest mold growth if wet books are dried quickly);
  • area rug cleaning and repair;
  • electronics and machinery restoration;
  • data recovery; and
  • musical instrument

Such additional or specialty remediation procedures may not return these items to Condition 1. Depending on the item restored and the level of contamination, an IEP may be necessary to ‘determine whether or not an item has been restored to Condition 1. If items are not restored to Condition 1, then the materially interested parties should be consulted to determine an acceptable course of action with respect to the disposition of the items.

14.5 Unrestorable Contents

Unrestorable contents are those on which remediation is not attempted due to a lack of cost­ effectiveness, severity of damage, or other factors, as well as those items for which remediation procedures have not been effective. After being categorized as unrestorable, they should be inventoried, photo-documented, and removed or disposed of in compliance with the removal and disposal recommendations in this document.

Unrestorable contents should not be disposed of without the express written permission of the customer, the adjuster (if applicable), and other materially interested parties.   These parties

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authorize disposal by signing an appropriate form listing the items. It is recommended that unrestorable items be removed from the work area before remediation services begin.

When returning contents that have not been restored to Condition 1 to customers, or when performing preservation services on irreplaceable items, remediators should inform customers of the circumstances involved (i.e., why the contents were not restored to Condition 1), advise customers in writing of the potential consequences of accepting contaminated contents, and attempt to obtain a written waiver and release of liability from customers for those potential consequences.

14.6 Disposal and Waste Material Handling

Waste materials should be moved from the work area to the waste container in a manner that minimizes the possibility of cross-contamination or occupant or worker exposure. Mold­ contaminated, unrestorable contents should be handled and removed carefully, preferably packaged in heavy-gauge polyethylene such as 6-mil disposal bags, or securely wrapped in 6-mil polyethylene sheeting, unless contents are disposed directly through a waste-out tunnel or transfer system. Sharp items capable of puncturing polyethylene material should be packaged in such a way as to prevent them from penetrating the material before being bagged or wrapped. Polyethylene surfaces should be HEPA-vacuumed, damp wiped with an appropriate cleaning agent, double-bagged or wrapped in a fresh layer of polyethylene just prior to being removed from the contaminated area or decontamination chamber. Respirators are not required outside while transporting double-bagged materials. Bags should not be dropped, thrown, or handled roughly. If bagged or wrapped disposal materials rupture outside the containment, transporting workers shall don appropriate PPE immediately, secure the area from public access, initiate dean-up (HEPA­ vacuuming), and contain the debris.

If timely disposal of contaminated contents is not practical, it is recommended that staged debris be stored in a reasonably secure location. Generally, no special disposal provisions are recommended for mold-contaminated materials; however, federal, state, provincial, and local disposal laws and regulations apply and shall be followed. Placing descriptive warning labels on bags and wrapped materials is recommended to discourage individuals from opening or removing them from the disposal site. It is recommended that label language be factual, not overstated or unnecessarily alarming.

14.7 Post-Remediation Evaluation

Post-remediation evaluation should be conducted by remediators to evaluate whether or not remediation has been completed. This evaluation involves impfementing internal quality control procedures. The evaluation begins with subjective criteria that includes but is not limited to visual inspection focusing on acceptable removal of visible mold, and olfactory inspection focusing on removal of malodor.

Remediated contents can be considered clean when contamination, unrestorable contaminated items, and debris have been removed, and surfaces are visibly free of dust. The term “visibly” can include direct and indirect observation (e.g., using a white or black towel to wipe a surface to observe for cleanliness). Also, remediated contents should be free of malodors associated with microorganisms. At that point, it is probable that the contents have been returned to Condition 1. The evaluation can also include moisture measurements. If the visible mold, dust or debris has not been removed, matadors are present or initial cleaning is questionable, either repeat processing may be warranted or items may be categorized as not restorable.

14.8 Contents Post-Remediation Verification

Following post-remediation evaluation by the remediator, it may be requested or required to verify the return of the contents to Condition 1. When post-remediation verification is not performed on

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