-
Mould Investigation
Loretto Abbey
Catholic Secondary School
101 Mason Boulevard
North York, Ontario
Prepared for:
Toronto Catholic District School
Board
Prepared by:
Stantec Consulting Ltd.
2100 Derry Road West, Suite 300
Mississauga, ON L5N 0B3
Project No.: 169103773
September 29, 2014
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MOULD INVESTIGATION
Project No.: 169103773 i
Table of Contents
1.0 INTRODUCTION
.............................................................................................................
1
1.1 SCOPE OF WORK
..............................................................................................................
1
1.2 LIMITATIONS OF SURVEY
...................................................................................................
1
2.0 INDUSTRY STANDARDS AND GUIDELINES
.....................................................................
2
3.0 INVESTIGATIVE METHODOLOGY
..................................................................................
2
3.1 ASSESSMENT
.......................................................................................................................
2
3.2 SAMPLING
..........................................................................................................................
2
4.0 SUMMARY OF ASSESSMENT FINDINGS
.........................................................................
3
4.1 GENERAL CONDITIONS
....................................................................................................
3
4.2 INTERIOR INSPECTION
.......................................................................................................
3
4.3 SURFACE SAMPLING
.........................................................................................................
4
4.4 AIR SAMPLING
...................................................................................................................
5
5.0 RECOMMENDATIONS
....................................................................................................
6
6.0 CLOSURE
........................................................................................................................
7
LIST OF TABLES
Table 1 Summary of Inspection
..................................................................................
3 Table 2 Tape Lift Sample Laboratory Analysis Results
............................................. 4
LIST OF APPENDICES
LABORATORY ANALYTICAL REPORT
......................................................... A.1
APPENDIX A
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 1
1.0 Introduction
Stantec Consulting Ltd. (Stantec) was commissioned by Toronto
Catholic District School Board to
conduct a Mould Investigation at the building located at 101
Mason Boulevard in North York,
Ontario.
It is our understanding that water intrusion occurred in Room
110 of the school and musty odours
have been noted by staff.
The primary purpose of the assessment was to check if visible
deposits on surfaces were mould
growth, as well as to provide recommendations for the
remediation if necessary. Michael Shortt
and William Madden-Macavelia of Stantec conducted the limited
mould assessment on
September 23 and 24, 2014.
This report outlines the findings of the assessment.
1.1 SCOPE OF WORK
The following scope of work was undertaken:
A visual inspection of suspect mould growth on surfaces;
Collection of air samples (2 samples indoors, 1 outdoor
reference) for submission to an
independent laboratory for analysis; and
Collection of two (2) bulk/tape-lift samples of building
materials exhibiting suspect mould
growth within the subject areas for submission to an independent
laboratory for analysis to
identify the mould forms present in the sample submitted.
1.2 LIMITATIONS OF SURVEY
The information and observations contained within this report
are based on visual assessments of
the interior surfaces of the building (i.e., walls, ceilings and
floors), as well as laboratory analysis.
The conclusions given in this report are based on data obtained
during the assessment and can
only be extrapolated to an undefined limited area surrounding
the sample locations.
This assessment does not constitute a building envelope/building
systems assessment, which
would include an intrusive investigation to assess the internal
condition, potential moisture
sources, and expected remaining service life of the various
components and systems comprising
the envelope of a building. Therefore, conclusions made in this
report will offer observed and/or
potential sources of moisture leading to observed suspect and/or
confirmed mould growth and
water staining within the subject areas. These conclusions will
not necessarily provide the only
sources of moisture within the subject areas leading to suitable
conditions for mould growth.
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 2
2.0 Industry Standards and Guidelines
The scope of work and assessment are based on the
recommendations provided in the
following documents:
Mould Guidelines for The Canadian Construction Industry,
Canadian Construction
Association – 82, 2004
Mould Abatement Guidelines, Environmental Abatement Council of
Ontario, Edition 2, 2010
Guidelines on Assessment and Remediation of Fungi in Indoor
Environment, New York City
Department of Health and Mental Hygiene, November 2008
Bioaerosols: Assessment and Control, American Conference of
Governmental Industrial
Hygienists (ACGIH), 1999
Fungal Contamination in Public Buildings: Health Effects and
Investigation Methods, Federal-
Provincial Committee on Environmental and Occupational Health,
2004
Field Guide for the Determination of Biological Contaminants in
Environmental Samples,
American Industrial Hygiene Association (AIHA), 1996
Clean-Up Procedures for Mould in Houses, Canada Mortgage and
Housing Corporation
(CMHC), 2004
Standard and Reference Guide for Professional Water Damage
Restoration – IICRC S500,
Institute of Inspection, Cleaning and Restoration Certification,
2006
Standard and Reference Guide for Professional Mould Remediation
– IICRC S520, Institute of
Inspection, Cleaning and Restoration Certification, 2008
278/05
3.0 Investigative Methodology
3.1 ASSESSMENT
An inspection of the accessible surfaces of the subject areas
was completed by Stantec to
identify areas where suspect mould was most likely to
proliferate (i.e., areas where water
damage/staining was visible on building material surfaces). Tape
lift sampling was undertaken in
selected areas to assess the presence and extent of mould growth
on the material where the
sample was collected from (refer to Table 1 for findings). Air
sampling was also conducted to
identify the presence of suspected mould amplifiers within the
subject area.
3.2 SAMPLING
Samples were analyzed by Sporometrics Inc. of Toronto.
Sporometrics has been accredited by
the American Industrial Hygiene Association (AIHA) Environmental
Microbiology Laboratory
Accreditation Program and participates in the AIHA Environmental
Microbiology Proficiency
Analytical Testing (EMPAT) Program. Sporometrics analysts are
certified by the Pan-American
Aerobiology Certification Board.
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 3
The tape lift sample was collected using an optically clear
tape. Approximately 5 cm of tape
was pressed firmly against the surfaces showing evidence of
suspect mould growth. The tape lift
was then affixed on the interior side of a separate labeled
plastic bag that was sealed and
submitted for analysis to the laboratory.
Individual air samples for analysis of fungal elements were
collected over a five-minute period,
using an SKC Quick TakeTM 15, air sampling pump (calibrated to
operate at 15 litres per minute)
with an Allergenco-DTM Air Sampling cassette. This sampling
device impacts airborne particles
onto a glass slide contained within the cassette housing called
the “trace”. The cassette housing
is designed to distribute and deposit the airborne particles
equally on the trace. The results are
airborne mould spore counts expressed in spores per cubic metre
(spores/m3) for each of the
identified organisms. The Allergenco-DTM method of air sampling
is better suited for measuring
fungal elements that may be underestimated or missed through
viable sampling methods (such
as Stachybotrys).
4.0 SUMMARY OF ASSESSMENT FINDINGS
4.1 GENERAL CONDITIONS
It is our understanding that musty odours as well as potential
water intrusion have occurred in
Room 110 of the school. The area of concern includes Music Room
110, specifically underneath
the hatch of a sump pump. Stained ceiling tiles were observed in
the corridor and change
rooms, however, suspect water damage or fungal growth was not
observed above ceiling
spaces.
4.2 INTERIOR INSPECTION
A summary of observations made during the assessment of the
subject areas is presented in
Table 1 below, including site photographs.
Table 1 Summary of Inspection
Room Observations Photograph
Music Room 110
Distinct “damp” smell to the room
Stream runs alongside exterior of the
windows
Windows have flaking paint, but no
indication of mould growth
No indication of flooding from pipes
above ceiling
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 4
Room Observations Photograph
Music Room 110
Entrance
10 sq m of tiles replaced 7 months
ago near room entrance due to
reported flooding
No stained tiles observed
Sump Pump
Sump pump used to keep stream
from flooding when it rises
Moisture was observed along the
underside of the hatch
4.3 SURFACE SAMPLING
Two (2) tape lift samples were collected. Results of the
analysis are noted in Table 2, below:
Table 2 Tape Lift Sample Laboratory Analysis Results
Sample No. Location Microscopic Observations Rating Growth
Indicated
101-T-01 Underside of North Floor
Hatch
Alternaria mycelia NOS
Alternaria spores NOS
Aspergillus / Penicillium mycelia NOS
Aspergillus / Penicillium spores NOS
Cladosporium mycelia NOS
Cladosporium spores NOS
-
-
-
2+
2+
2+
Y
101-T-02 Window of Earth Wall
(Music Room 110)
Alternaria mycelia NOS
Alternaria spores NOS
Aspergillus / Penicillium mycelia NOS
Aspergillus / Penicillium spores NOS
Cladosporium mycelia NOS
Cladosporium spores NOS
-
tr
-
-
1+
2+
Y
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 5
Key:
+ - = not observed;
tr = 100 – 101 elements in total;
1+ = 100 – 101 elements in each of ~ 25% fields;
2+ = 101 – 102 elements in each of ~50% fields; 3+ = 102 – 103
elements in each of ~75% fields;
4+ = >75% fields obscured;
‡ - Possibility of fungal growth in situ based on microscopic
observations; Y = yes; N = no; ? = ambiguous.
4.4 AIR SAMPLING
Two spore trap samples (2 samples indoors, 1 outdoor reference)
were collected. Results of the
analysis are noted in Table 3, below:
Table 3 Spore Trap Sample Laboratory Analysis Results
Sample No. Location Fungal Identification TOTAL
(Raw Count)
TOTAL
(elements/m3)
101-M-01
Outside Alternaria NOS
Ascospores NOS
Aspergillus / Penicillium NOS
Basidiospores NOS
Cladosporium NOS
Hyphal fragments, pigmented
Myxomycete / smut spores NOS
Polythrincium NOS
Rust spores NOS
(1)
(4)
(89)
(7)
(tr)
260
1100
-
23000
1800
-
-
-
tr
101-M-02
Music Room #110 North
Side
Alternaria NOS
Ascospores NOS
Aspergillus / Penicillium NOS
Basidiospores NOS
Cladosporium NOS
Hyphal fragments, pigmented
Myxomycete / smut spores NOS
Polythrincium NOS
Rust spores NOS
(tr)
(3)
(104)
(1)
(tr)
tr
230
-
7800
75
tr
-
-
-
101-M-03
Music Room #110 South
Side
Alternaria NOS
Ascospores NOS
Aspergillus / Penicillium NOS
Basidiospores NOS
Cladosporium NOS
Hyphal fragments, pigmented
Myxomycete / smut spores NOS
Polythrincium NOS
Rust spores NOS
(2)
(14)
(51)
(3)
(1)
(tr)
(tr)
-
110
740
2700
160
-
53
tr
tr
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 6
Key:
tr = observed outside of enumerated transects
- = not detected
Total elements / m3 expressed at two significant digits
Negative bias increases with increasing background rating
NOS = Not otherwise specified
Background ratings:
0+ = no particulate matter detected,
1+ = >0 to approx. 5%
2+ = approx. 5% to 25%
3+ = approx. 25% to 75%
4+ = approx. 75% to 90%
5+ =>90%
Aspergillus/Penicillium was not in the outdoor sample, but was
identified in the sample collected
at south side of Music Room 110. The profile and concentration
of mould species detected in
the air samples are consistent with the mould growth identified
on the floor hatch.
A copy of the laboratory Certificate of Analysis is provided in
Appendix A.
5.0 Recommendations
Based on the findings and conclusions made during the
assessment, Stantec recommends that
mould impacted materials (North floor hatch and window of earth
wall in Music Room 110)
should be removed or cleaned following procedures outlined in
the Canadian Construction
Association document “Mould Guidelines for the Canadian
Construction Industry 82-2004”.
During the removal, additional inspection of the materials
should be conducted to determine
the extent of mould growth.
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 7
6.0 Closure
This report has been prepared for the sole benefit of Toronto
Catholic District School Board. The
report may not be used by any other person or entity without the
express written consent of
Stantec Consulting Ltd. and Toronto Catholic District School
Board.
Any use which a third party makes of this report, or any
reliance on decisions made based on it,
is the responsibility of such third parties. Stantec Consulting
Ltd. accepts no responsibility for
damages, if any, suffered by any third party as a result of
decisions made or actions based on
this report.
Some of the information presented in this report was provided
through existing documents and
through interviews. Although attempts were made, whenever
possible, to obtain confirmatory
sources of information, Stantec Consulting Ltd. in certain
instances has been required to assume
the information provided is accurate.
The information and conclusions contained in this report are
based upon work undertaken by
trained professional and technical staff in accordance with
generally accepted engineering
and scientific practices current at the time the work was
performed. Conclusions presented in
this report should not be construed as legal advice.
The conclusions presented in this report represent the best
technical judgment of Stantec
Consulting Ltd. based on the data obtained from the work. The
conclusions are based on the
site conditions encountered by Stantec Consulting Ltd. at the
time the work was performed at
the specific inspection and/or sampling locations, and can only
be extrapolated to an
undefined limited area around these locations. The extent of the
limited area depends on
building construction and conditions, weather, building usage
and other factors. In addition,
analysis has been carried out for mould on a limited number of
samples, and it should not be
inferred that other mould species are not present. Due to the
nature of the assessment and the
limited data available, Stantec Consulting Ltd. cannot warrant
against undiscovered
environmental liabilities.
If any conditions become apparent that differ significantly from
our understanding of conditions
as presented in this report, we request that we be notified
immediately to reassess the
conclusions provided herein.
We trust that the above is satisfactory for your purposes at
this time. Should you have any
questions or concerns, or require additional information, please
do not hesitate to contact the
undersigned at your convenience.
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MOULD INVESTIGATION
September 29, 2014
Project No.: 169103773 8
This report was prepared by Christopher Benedetti and reviewed
by Rob Robinson.
Regards,
STANTEC CONSULTING LTD.
Christopher Benedetti, B.Sc. Hons.
Technician Phone: (905) 944-6224
Fax: (905) 474-9889
[email protected]
Rob Robinson, P.Eng.
Principal Phone: (905) 817-2070
Fax: (905) 858-4426
[email protected]
CB/RR/mh
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MOULD INVESTIGATION
Project No.: 169103773 A.1
Appendix ALaboratory Analytical Report
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SPORE TRAP SAMPLE NO.:a 101-M-01 101-M-02 101-M-03 - - -
Location: Outside Music Room#110 North Side
Music Room#110 SouthSide
Serial #: 1178783 1178795 1178803Expiry date: 2015/08 2015/08
2015/08Volume (L): 75 75 75
Magnification (x): 600 600 600Background (rating)b: 2+ 2+ 2+
No. of transects enumerated: 2 7 10FUNGAL IDENTIFICATIONc:
COMPOSITION (raw count) approx. elements / m3 d
Alternaria NOS (1) 260 (tr) tr -
ascospores NOS (4) 1100 (3) 230 (2) 110
Aspergillus / Penicillium NOS - - (14) 740
basidiospores NOS (89) 23000 (104) 7800 (51) 2700
Cladosporium NOS (7) 1800 (1) 75 (3) 160
hyphal fragments, pigmented - (tr) tr -
myxomycete / smut spores NOS - - (1) 53
Polythrincium NOS - - (tr) tr
rust spores NOS (tr) tr - (tr) tr
SUMMARY DATAe:TOTAL (raw count) 101 108 71
LOD (elements / m3) 263 75 53TOTAL (elements / m³) 27,000 8,100
3,700
AIHA LAP, LLC LAB NO: 171117Samples were received in
satisfactory condition and tested in accordance with SOP 2.1.2.1.
These results relate only to the samples tested.a Analysis
compliant with ASTM D7391–09 Standard Test Method for
Categorization and Quantification of Airborne Fungal Structures in
an Inertial Impaction Sample by Optical Microscopy. Note
thatsamples with excessive spore counts or background (4+ or
higher) are unsuitable for ASTM compliant analysis.b Rating (amount
of trace occluded with particulate matter): 0+ = no particulate
matter detected, 1+ = >0 to approx. 5%, 2+ = approx. 5% to 25%,
3+ = approx. 25% to 75%, 4+ = approx. 75% to 90%, 5+ =>90%,
Negative bias increases with increasing background rating.c
Identification to genus level, taxonomic group or morphological
category, where appropriate; NOS = Not otherwise specified.d
Evaluated in Nomarski Differential Interference Contrast (DIC)
microscopy; tr = observed outside of enumerated transects; - = not
detected.e Total elements / m3 expressed at two significant digits;
LOD = Limit of detection; NFEO = No fungal elements observed.
Sporometrics Inc.219 Dufferin Street, Suite 20C, Toronto, ON M6K
1Y9 - t.416-516-1660 - f.416-516-1670 - www.sporometrics.com
RESULTS OF LABORATORY ANALYSES: JOB NO. 23704.00To: Katherine
Spence Date of report: 2014/09/27Company: Stantec Consulting Ltd. -
Mississauga, ON Date of sampling: 2014/09/24Client Project:
169103773 Analyst: Yordanka Gonzalez GuardiolaClient Address: 300 -
2100 Derry Road West, Mississauga, ON L5N 0B3 Date Received:
2014/09/26
SPOROMETRICS 23704.00 PAGE 1 OF 4
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BULK / TAPELIFT / BIOTAPE SAMPLE NO.: 101-T-01 101-T-02 - - -
-Location: Underside of
North Floor Hatch
Window of Earth Wall
(Music Room 110)
Serial #: 203260 102450Expiry date: 2020/01 2020/01
FUNGAL IDENTIFICATION:a ELEMENTS: MICROSCOPIC OBSERVATIONSb
(RATINGc):Alternaria NOS mycelia - -
spores - trAspergillus / Penicillium NOS mycelia - -
spores 2+ - Cladosporium NOS mycelia 2+ 1+
spores 2+ 2+OTHER OBSERVATIONS:background rating 2+ 3+FUNGAL
GROWTH INDICATED?d: Y Y
AIHA LAP, LLC LAB NO: 171117Samples were received in
satisfactory condition and tested in accordance with SOP 2.1.2.3.
These results relate only to the samples tested.a NOS = not
otherwise specified.b Mounted in lactofuchsin / lactic acid, or
other medium as required, with 50-100 fields examined in bright
field microscopy at 400x magnification.c - = not detected; tr = 100
- 101 elements in total; 1+ = 100 - 101 elements in each of ~25%
fields; 2+ = 101 - 102 elements in each of ~50% fields; 3+ = 102 -
103 elements in each of ~75 fields; 4+ =>75% fields obscured.d
Possibility of fungal growth in situ based on microscopic
observations; Y = yes; N = no; ? = ambiguous. For explanation
please refer to the final page of this report.
Sporometrics Inc.219 Dufferin Street, Suite 20C, Toronto, ON M6K
1Y9 - t.416-516-1660 - f.416-516-1670 - www.sporometrics.com
RESULTS OF LABORATORY ANALYSES: JOB NO. 23704.00To: Katherine
Spence Date of report: 2014/09/27Company: Stantec Consulting Ltd. -
Mississauga, ON Date of sampling: 2014/09/24Client Project:
169103773 Analyst: Yordanka Gonzalez GuardiolaClient Address: 300 -
2100 Derry Road West, Mississauga, ON L5N 0B3 Date Received:
2014/09/26
SPOROMETRICS 23704.00 PAGE 2 OF 4
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END OF REPORT
Examined By Released By
Yordanka Gonzalez Guardiola, MSc Mike Saleh, MHSc
Analyst Analyst
Sporometrics Inc.219 Dufferin Street, Suite 20C, Toronto, ON M6K
1Y9 - t.416-516-1660 - f.416-516-1670 - www.sporometrics.com
RESULTS OF LABORATORY ANALYSES: JOB NO. 23704.00To: Katherine
Spence Date of report: 2014/09/27Company: Stantec Consulting Ltd. -
Mississauga, ON Date of sampling: 2014/09/24Client Project:
169103773 Analyst: Yordanka Gonzalez GuardiolaClient Address: 300 -
2100 Derry Road West, Mississauga, ON L5N 0B3 Date Received:
2014/09/26
SPOROMETRICS 23704.00 PAGE 3 OF 4
-
Guidance on the interpretation of microscopic findings Samples
of bulk materials as well as tape lift samples from
potentiallycontaminated surfaces may be examined microscopically to
assess the potential of these materials to be supporting fungal
growth andserving as indoor fungal amplification sites. Guidelines
on indoor microbial contamination proposed by Health Canada (HC.
1995.Indoor air quality in office buildings: A technical guide.
Federal-Provincial Advisory Committee on Environmental and
OccupationalHealth. Ottawa: Environmental Health Directorate
93-EHD-166 rev.) state unambiguously that indoor, active fungal
growth sites areunacceptable regardless of the extent to which
these amplifiers impact on the indoor airborne spore-load. Fungal
spores are commonlyborne on air currents and settle on flat
surfaces as a matter of course. Thus, the observation of fungal
spores alone is insufficient tocharacterize a specimen as a growth
site. This judgment primarily requires the microscopic
visualization of fungal filaments ("hyphae",or en masse,
"mycelia"). Additionally, the identification of different kinds of
fungi usually requires the observation of spores (e.g.
conidia,ascospores, etc.) along with the organs responsible for
their production (e.g. conidiophores, ascomata, etc.). However, the
latter rarelypersist long after the spores have been produced,
making definitive identification difficult or impossible in aged
specimens. The ratingsystem used by Sporometrics to score the
frequency of structures observed microscopically is based on a
5-point assessment of 50-100 microscopic fields, usually taken at
400 x magnification. This system uses the following rating
criteria:
Descriptor Criteria (based on 50-100 fields) Interpretation of
growth in situ according to observations:
Spores alone Spores and spore-bearingstructures or mycelia
tr 10º-10¹ elements in total growth not indicated growth not
indicated1+ 10º-10¹ elements per ~25% fields unclear growth
indicated2+ 10¹-10² elements per ~50% fields growth indicated
growth indicated3+ 10²-10³ elements per ~75% fields growth
indicated growth indicated4+ > 75% fields obscured by elements
growth indicated growth indicated
Sporometrics Inc.219 Dufferin Street, Suite 20C, Toronto, ON M6K
1Y9 - t.416-516-1660 - f.416-516-1670 - www.sporometrics.com
RESULTS OF LABORATORY ANALYSES: JOB NO. 23704.00To: Katherine
Spence Date of report: 2014/09/27Company: Stantec Consulting Ltd. -
Mississauga, ON Date of sampling: 2014/09/24Client Project:
169103773 Analyst: Yordanka Gonzalez GuardiolaClient Address: 300 -
2100 Derry Road West, Mississauga, ON L5N 0B3 Date Received:
2014/09/26
SPOROMETRICS 23704.00 PAGE 4 OF 4