Operations & Maintenance Plan for Mold and Moisture Control in Apartment Properties

Transcription

1 Operations & Maintenance Plan for Mold and Moisture Control in Apartment Properties 2002 National Multi Housing Council, Inc. All rigts reserved.

2 Tis O&M Plan is intended for informational purposes and use as a suggested framework only. It sould be modified to meet te individual user s needs and to address any applicable state and local guidelines and regulations. NMHC is not a standards-setting organization, and te guidance and suggestions contained erein, altoug based in part on te recommendations of governmental agencies and professional organizations, sould not be regarded as autoritative. NMHC does not represent tat aderence to tis O&M Plan will constitute compliance wit any applicable laws and regulations or duty of care. Users of tis O&M Plan are urged to monitor te federal, state, and local governmental agencies for any guidance or applicable regulations regarding mold, and to update teir O&M Plan for Mold and Moisture Control wenever necessary. Te incorporation and/or inclusion of some of te guidelines, suggestions, and/or recommendations from any governmental agency and/or professional organization into tis O&M Plan is not intended to be, nor sould it be interpreted as, an endorsement and/or adoption of all positions taken by te governmental agency and/or professional organization. Date: January 2002 Tis document may not be reproduced or retransmitted electronically or oterwise, in wole or in part, witout permission from te National Multi Housing Council (NMHC). For more information, contact NMHC by telepone at 202/ NMHC 1850 M Street, NW, Suite 540 Wasington, DC / info@nmc.org i

3 INTRODUCTION Molds are a normal presence in outdoor and indoor air. Wen building materials ave become moist or water-damaged due to excessive umidity, cronic leaks, condensation, water infiltration or flooding, molds may grow and become apparent as visible discoloration of surfaces or troug te detection of off odors. Te purpose of tese guidelines is to assist property owners and managers in establising procedures for addressing mold. Tis prototype Operations & Maintenance (O&M) plan covers: (1) prevention troug routine maintenance; (2) remediation and clean-up procedures; (3) effective communication wit residents; (4) and maintenance of appropriate documentation. Te guidance contained in tis O&M plan is based, in part, on te U.S. Environmental Protection Agency s publication, Mold Remediation in Scools and Commercial Buildings, (ttp:// Please read in full te procedures, forms and related documentation contained in tis O&M plan, and contact [insert name of appropriate corporate/management contact person] wit any questions relating to te O&M plan. ii

4 TABLE OF CONTENTS SECTION TITLE PAGE I General Information 1 II Training 1 III IV Routine Maintenance Sample Cecklist for Mold Processing a Maintenance Service Request Sample Incident Tracking Log V Procedures for Mold Remediation 8 VI Resident Follow-Up Letter 13 Attacment A Lease Provision and Addendum 14 Attacment B Tip Seet on Mold 16 Attacment C Equipment List 18 iii

5 I. GENERAL INFORMATION Concern about mold in bot te residential and occupational setting is escalating. Wile tere are many unanswered questions about potential ealt effects of mold, it is prudent for property owners/managers to (1) repair any known conditions involving excessive moisture tat could, under te rigt conditions, lead to mold growt and (2) clean and remove any mold growt wen it occurs. In order to accomplis tis objective, it is important to establis a partnersip between te property s management staff and residents so tat conditions tat require attention are identified and dealt wit promptly. Some companies ave begun to include specific lease language tat informs residents of teir obligation to prevent mold troug routine ousekeeping and to report te presence of moisture/mold in teir apartment ome to te management staff. Sample lease/addendum language for tose companies tat do not use te National Apartment Association lease, wic already contains a mold lease addendum, is found in Attacment A. In addition, companies ave found it useful to provide teir residents wit educational information about mold and ow to prevent mold growt in apartments. Tis information could be provided to residents as part of teir move-in package. A Tip Seet on Mold is found at Attacment B. Alternately, if you wis to provide residents wit a publication tat as been prepared by a state or federal entity or oter groups about mold and indoor air quality in general, please see: California Department of Healt Services: Mold in My Home: Wat Do I Do? ttp:// 20Do.tm Consumer Federation of America (in conjunction wit te EPA): How Healty is te Air in Your Home? A Room-by-Room Cecklist for Your Home's Indoor Air ttp:// U.S. Environmental Protection Agency: A Brief Guide to Mold, Moisture, and Your Home ttp:// II. TRAINING Tere are no specific training requirements currently mandated by state and federal law for workers wo may remediate mold as part of teir responsibilities. On-site staff sould receive training necessary to carry out teir responsibilities wit respect to communicating wit residents; cleaning, removing, and restoring damaged surfaces, and documenting all remediation efforts. 1

6 Altoug tere are no establised Permissible Exposure Levels (PELs) or Tresold Limit Values (TLVs) for mold, as part of te required training under OSHA s Hazard Communication Standard (29CFR ), workers must be informed about safe work practices for using various cemicals, including disinfectants, and personal protective equipment, wic may be a part of a mold response. Workers wo may be involved in cleanup of extensive mold sould be supplied wit appropriate respirators, wic may involve compliance wit OSHA s Respiratory Protection Standard (29 CFR ). Additional information on tese regulations is available at and ttp:// respectively. On-site staff sould be familiar wit procedures to deal wit water intrusion/excessive moisture and appropriate remediation tecniques for water-damaged surfaces. Workers sould also review any company-specific policies and procedures and be familiar wit te appropriate corporate/management contact person, sould decisions need to be made concerning testing or activities beyond teir scope of training or responsibility. III. ROUTINE MAINTENANCE Routine maintenance and turnover activities provide on-site staff wit te opportunity to monitor and correct any conditions involving moisture tat could lead to te growt of mold. Treatment of mold sould be incorporated into general property management activities. Staff sould perform an inspection for mold as part of unit turnover inspection. Any visual mold growt sould be immediately and properly remediated as part of te requirements of te turnover process. A sample monitoring cecklist is found on page 4. On-site staff sould also be encouraged to monitor te property for signs of moisture, water damage or situations tat may lead to conditions favorable for mold growt (e.g., leaking faucets, broken sprinkler eads) wen conducting oter maintenance activities. Also be aware of situations suc as carpet-cleaning tecniques, wic may leave carpets too damp and run te risk of creating conditions favorable for mold growt. Inspection A visual inspection is te first step in identifying te extent of moisture damage, wic may create conditions favorable for mold growt. To te maximum extent possible ceiling tiles, gypsum wallboard, cardboard, duct liner, wood, carpet, paper, and oter cellulose surfaces sould be given careful attention during a visual inspection. Kitcens, batrooms, windows, and HVAC systems sould also be scrutinized. An earty or musty odor, may also indicate tat mold is present. Te use of a moisture meter, to measure te saturation in building materials, is useful in evaluating te extent of water damage and determining wen te appropriate moisture level as 2

7 been restored. Under furter investigation, it may be necessary to look inside of wall cavities or filter areas to determine te extent of any water damage or mold growt. Once mold growt is observed, te extent of any damaged area sould be evaluated in order to determine appropriate remedial strategies based on EPA guidance. Consult Attacment C for a list of materials and equipment tat are needed to deal wit water intrusion/mold remediation. EPA s Tips for Maintenance Personnel 1 Fix leaky plumbing and leaks in te building envelope as soon as possible. Watc for condensation and wet spots. Fix source(s) of moisture intrusion as soon as possible. Prevent moisture due to condensation by increasing surface temperature or reducing te moisture level in air (umidity). To increase surface temperature, insulate or increase air circulation. To reduce te moisture level in air, repair leaks, increase ventilation (if outside air is cold and dry), or deumidify (if outdoor air is warm and umid). Keep eating, ventilation, and air conditioning (HVAC) drip pans clean, flowing properly, and unobstructed. Vent moisture-generating appliances, suc as dryers, to te outside were possible. Maintain low indoor umidity, below 60% relative umidity (RH), ideally 30-50%, if possible. Perform regular building/hvac inspections and maintenance as sceduled. Clean and dry wet or damp spots witin 48 ours. Don't let foundations stay wet. Provide drainage and slope te ground away from te foundation. Proper HVAC Maintenance Improperly cycling HVAC systems, or improper use by te residents, can result in conditions of excessive umidity, wic could lead to mold growt. Develop maintenance guidelines based on manufacturer s specifications for HVAC ventilation equipment (including appropriate settings, filter canges, and cleaning). 1 Source: EPA, Mold Remediation in Scools and Commercial Buildings at p. 3 (Marc 2001, Updated June 2001). 3

8 Ceck boxes for Clean (areas are clean, equipment is properly functioning, no work required) or Corrected (deficiences repaired). File completed cecklist in unit maintenance file. Unit exterior (signs of olding water or missing building components) Ceck Roof Kitcen (note any signs of current or past Bedroom(s) Indicate Locations clean/corrected signs of moisture) clean/corrected clean/corrected Ceck Inside all Cabinets Ceck Windows Ceck Gutters/Downspouts Ceck Sink Ceck Sliding Doors Ceck Stairs Ceck Faucets Ceck Walls and Ceilings Ceck Landscape Ceck Flooring Ceck Carpet Ceck Exterior Utility Closet Ceck Walls and Ceilings Ceck Carpet Tack Strip in Corners Ceck Irrigation System Ceck Doors Ceck Closet(s) Interior Entry (note any signs of current or past signs of moisture) Ceck Door sufaces Ceck Inside of Closet clean/corrected Ceck Windows Ceck Refrigerator Ceck Icemaker (connections) Closets (note any signs of current or past signs of moisture) Ceck Selving clean/corrected Ceck Windows Ceck Diswaser (underneat) Ceck Walls and Ceilings Ceck all Baseboards Ceck Waste disposal Ceck Walls and Ceilings Ceck Wasing Macine HVAC clean/corrected Ceck Flooring Ceck Hoses Ceck Operation Ceck Carpet Ceck Dryer Ceck Air Circulation Ceck Carpet Tack Strip in Corners Ceck Dryer Vent Ceck Termostat Ceck Evaporator Coil Living Room clean/corrected Batroom(s) Indicate Location clean/corrected Ceck Condensate Pan Ceck Inside of Closet Ceck Lavatory Sinks Ceck Condenser Coil Ceck Doors Ceck Battubs/Sowers Ceck Condenser Fan Motor Ceck Windows Ceck Toilets Ceck Furnace Ceck all Baseboards Ceck Inside all Cabinets Ceck Baseboard Heaters Ceck Walls and Ceilings Ceck Selving Ceck all Vents Ceck Flooring Ceck Flooring Cange Filters Ceck Carpet Ceck Walls and Ceilings Ceck Carpet Tack Strip in Corners Ceck Interior Doors Ceck Fireplace Ceck Windows Ceck Batroom Exaust Fans Patio/Balcony (note any signs of current or past signs of moisture) Ceck Roof Ceck Exterior Doors clean/corrected Hallways (note any signs of current or past signs of moisture) Ceck Walls and Ceilings clean/corrected Ceck Deck Surface Ceck Interior Doors Ceck Water Heater (all fittings) Ceck Windows Ceck Storage Closet Ceck Carpet Ceck Exterior Paint Ceck Carpet Tack Strip in Corners 4

9 IV. GUIDELINES FOR PROCESSING A MAINTENANCE SERVICE REQUEST At te Office 1. Fill out a service request form and in doing so, record te observations of te resident regarding te presence of conditions tat may be favorable to mold growt, or weter te resident believes mold growt is present. If a ealt concern is expressed or property damage is reported, immediately contact [insert name of appropriate corporate/management contact person] and submit an Incident Report. NOTE: If te resident as ad te mold tested, send a copy of te test results to [insert name of appropriate corporate/management contact person]. 2. Treat te service request as a priority. 3. Complete te Incident Tracking Log (sample found at te end of tis capter). Maintain te Log in te management office. At te Service Location 1. Determine te nature and extent of conditions favorable for mold growt, or mold, if any. Determine te source of any water infiltration or excessive moisture interior and exterior. 2. If a source of water or excessive moisture is found: Stop te leak or cause of excessive moisture and dry all affected areas completely immediately, or witin 24 ours of notification. Consult te procedures for drying out surfaces found in Capter V, Table If no mold is found: Send Resident Follow-up Letter (sample found at te end of tis capter) indicating results of investigation. 4. If mold is found: Clean up te mold following te procedures outlined in Capter V, Table Use te service ticket (or Resident Follow-up Letter) to inform te resident of te corrective action completed and additional steps to be taken, if any. 5

10 Back at te Office 1. Before determining tat te remediation will require te use of outside professionals or tat a unit be vacated, consult [insert name of appropriate corporate/management contact person] for guidance. 2. Complete te Incident Tracking Log to reflect wat action was taken. Witin 7 10 Days 1. Send a Resident Follow-up Letter. 2. Log te follow-up action on te Incident Tracking Log. ** COMPLETE EVERY STEP OF THESE GUIDELINES WHEN POSSIBLE** 6

11 (Sample) Incident Tracking Log Apt. # Reported by: Date Condition Reported Action Taken Follow- Up Date A1 Mr. Jones, Resident Date Smells musty Inspected te Date apartment, repaired and dried out leak in te batroom B2 Maintenance Date Visible mold on Cleaned area wit Date window sill disinfectant Follow Up Action Sent follow-up letter to resident Sent follow-up letter to resident 7

12 V. PROCEDURES FOR MOLD REMEDIATION Once mold is identified, it is essential to identify and correct te underlying source of water intrusion. Oterwise, mold growt will recur. Generally speaking, if mold is eiter seen or smelled, it sould be remediated. Tus, a visual inspection is te first step to assessing a mold service request (See Capter III, page 2). According to te previously mentioned EPA guidelines, it is not essential to identify te types of mold (i.e., test) to remediate te situation. Under certain circumstances, owever, it may be important to ave building materials/air tested to determine te type of mold present. Consult wit [insert name of appropriate corporate/management contact person] before proceeding wit any testing. If extensive (i.e., te total surface area of visible mold is greater tan 100 square feet or te potential for increased resident or remediator exposure during remediation is estimated to be significant), it is important to consult an experienced professional wit specific experience in mold projects to develop a remediation plan. Sampling and Testing Sampling and testing are to proceed only upon te approval of [insert name of appropriate corporate/management contact person]. A reputable Indoor Environmental Quality professional (preferably a Certified Industrial Hygienist) sould conduct te sampling. Te American Industrial Hygiene Association (AIHA) ( and te American Society of Cleaning Restorers (ASCR) ( may provide leads. Tere are advantages to identifying a professional contact before you ave a problem. A lab, accredited by AIHA s Environmental Microbiological Laboratory Accreditation Program (EMLAP), sould perform all testing analysis. Testing may involve bulk and/or air sampling. 1) Bulk Sampling Bulk or surface sampling involves taking a sample of material and performing laboratory analysis. Sampling and testing are not a prerequisite to remediation. 2) Air Sampling Air sampling may be utilized if te presence of mold is suspected (e.g., musty odors) but cannot be identified troug a visual inspection. 8

13 Any air sampling must also include an exterior air sample as a baseline sample for te ambient environmental level of mold. If air sampling is conducted, personnel conducting te sampling must be trained in proper air sampling metods. Remediation In all situations, te underlying cause of water accumulation must be fixed or te problem may recur. A prompt response (witin 24 to 48 ours) and toroug clean up, drying and/or removal of water-damaged materials will prevent or limit mold growt. EPA as delineated tree levels of remediation, based on te total area of material affected by visible mold growt. (See Table 1 at te end of tis Capter.) EPA s guidelines and suggested work practices include te use of Personal Protective Equipment ( PPE ) and containment systems based on te total surface area affected. Adapt or modify tese guidelines to fit your situation and contact [insert name of appropriate corporate/management contact person] wit any questions regarding retaining outside consultants. In some circumstances, te property owner/manager may retain an environmental restoration consultant to deal wit a water intrusion/mold problem. In oter cases, it may be useful to obtain a written protocol prepared by an industrial ygienist or oter qualified indoor air quality professional to be used as a guide for on-site staff to follow in conducting te remediation. Under certain circumstances, written confirmation from te contractor, wic states tat remediation as been performed and te property is abitable, sould be obtained. 9

14 Table 1: Water Damage Cleanup and Mold Prevention Guidelines for Response to Clean Water Damage witin Hours to Prevent Mold Growt Water-Damaged Material Actions Books and papers Carpet and backing dry witin ours For non-valuable items, discard books and papers. Potocopy valuable/important items, discard originals. Freeze (in frost-free freezer or meat locker) or freeze-dry. Remove water wit water extraction vacuum. Reduce ambient umidity levels wit deumidifier. Accelerate drying process wit fans. Ceiling tiles Discard and replace. Cellulose insulation Discard and replace. Concrete or cinder block surfaces Remove water wit water extraction vacuum. Accelerate drying process wit deumidifiers, fans, and/or eaters. Fiberglass insulation Discard and replace. Hard surface, porous flooring* Vacuum or damp wipe wit water and mild detergent (Linoleum, ceramic tile, vinyl) and allow to dry; scrub if necessary. Ceck to make sure underflooring is dry; dry underflooring if necessary. Non-porous, ard surfaces (Plastics, metals) Vacuum or damp wipe wit water and mild detergent and allow to dry; scrub if necessary. Upolstered furniture Remove water wit water extraction vacuum. Accelerate drying process wit deumidifiers, fans, and/or eaters. May be difficult to completely dry witin 48 ours. If te piece is valuable, you may wis to consult a restoration/water damage professional wo specializes in furniture. Wallboard (Drywall and gypsum board) May be dried in place if tere is no obvious swelling and te seams are intact. If not, remove, discard, and replace. Ventilate te wall cavity, if possible. Window drapes Follow laundering or cleaning instructions recommended by te manufacturer. Wood surfaces Remove moisture immediately and use deumidifiers, gentle eat, and fans for drying. (Use caution wen applying eat to ardwood floors.) Treated or finised wood surfaces may be cleaned wit mild detergent and clean water and allowed to dry. Wet paneling sould be pried away from wall for drying. Source: U.S. EPA, Mold Remediation in Scools and Commercial Buildings (Marc 2001, Updated June 2001). *Te subfloor under te carpet or oter flooring material must also be cleaned and dried. See te appropriate section of tis table for recommended actions depending on te composition of te subfloor. 10

15 Table 2: U.S. EPA Guidelines for Remediating Building Materials wit Mold Growt Caused by Clean Water* Material or Furnising Affected Cleanup Metods Personal Protective Equipment Containment SMALL - Total Surface Area Affected Less Tan 10 square feet (ft 2 ) Books and papers 3 Carpet and backing 1, 3 Concrete or cinder block 1, 3 Hard surface, porous flooring (linoleum, ceramic tile, vinyl) 1, 2, 3 Minimum Non-porous, ard surfaces (plastics, metals) 1, 2, 3 N-95 respirator, gloves, and goggles None required Upolstered furniture & drapes 1, 3 Wallboard (drywall and gypsum board) 3 Wood surfaces 1, 2, 3 MEDIUM - Total Surface Area Affected Between 10 and 100 (ft 2 ) Books and papers 3 Carpet and backing 1,3,4 Concrete or cinder block 1,3 Hard surface, porous flooring (linoleum, ceramic tile, vinyl) Non-porous, ard surfaces (plastics, metals) 1,2,3 1,2,3 Limited or Full Use professional judgment, consider potential for remediator exposure and size of contaminated area Limited Use professional judgment, consider potential for remediator/occupant exposure and size of contaminated area Upolstered furniture & drapes 1,3,4 Wallboard (drywall and gypsum board) 3,4 Wood surfaces 1,2,3 LARGE - Total Surface Area Affected Greater Tan 100 (ft 2 ) or Potential for Increased Occupant or Remediator Exposure During Remediation Estimated to be Significant Books and papers 3 Carpet and backing 1,3,4 Concrete or cinder block 1,3 Hard surface, porous flooring (linoleum, ceramic tile, vinyl) Non-porous, ard surfaces (plastics, metals) 1,2,3,4 1,2,3 Upolstered furniture & drapes 1,2,4 Full Use professional judgment, consider potential for remediator/occupant exposure and size of contaminated area Full Use professional judgment, consider potential for remediator exposure and size of contaminated area Wallboard (drywall and gypsum board) 3,4 Wood surfaces 1,2,3,4 11

16 Table 2 continued *Use professional judgment to determine prudent levels of Personal Protective Equipment (PPE) and containment for eac situation, particularly as te remediation site size increases and te potential for exposure and ealt effects rises. Assess te need for increased Personal Protective Equipment, if, during te remediation, more extensive contamination is encountered tan was expected. Consult Table 1 if materials ave been wet for less tan 48 ours, and mold growt is not apparent. Tese guidelines are for damage caused by clean water. If you know or suspect tat te water source is contaminated wit sewage, or cemical or biological pollutants, ten te Occupational Safety and Healt Administration (OSHA) requires PPE and containment. An experienced professional sould be consulted if you and/or your remediators do not ave expertise in remediating contaminated water situations. Select metod most appropriate to situation. Since molds gradually destroy te tings tey grow on, if mold growt is not addressed promptly, some items may be damaged suc tat cleaning will not restore teir original appearance. If mold growt is eavy and items are valuable or important, you may wis to consult a restoration/water damage/remediation expert. Please note tat tese are guidelines; oter cleaning metods may be preferred by some professionals. Cleanup Metods Metod 1: Wet vacuum (in te case of porous materials, some mold spores/fragments will remain in te material but will not grow if te material is completely dried). Steam cleaning may be an alternative for carpets and some upolstered furniture. Metod 2: Damp-wipe surfaces wit plain water or wit water and detergent solution (except wood use wood floor cleaner); scrub as needed. Metod 3: Hig-efficiency particulate air (HEPA) vacuum after te material as been torougly dried. Dispose of te contents of te HEPA vacuum in well-sealed plastic bags. Metod 4: Discard _remove water-damaged materials and seal in plastic bags wile inside of containment, if present. Dispose of as normal waste. HEPA vacuum area after it is dried. Personal Protective Equipment (PPE) Minimum: Gloves, N-95 respirator, goggles/eye protection Limited: Gloves, N-95 respirator or alf-face respirator wit HEPA filter, disposable overalls, goggles/eye protection Full: Gloves, disposable full body cloting, ead gear, foot coverings, full-face respirator wit HEPA filter Containment Limited: Use polyetylene seeting ceiling to floor around affected area wit a slit entry and covering flap; maintain area under negative pressure wit HEPA filtered fan unit. Block supply and return air vents witin containment area. Full: Use two layers of fire-retardant polyetylene seeting wit one airlock camber. Maintain area under negative pressure wit HEPA filtered fan exausted outside of building. Block supply and return air vents witin containment area. 12

17 VI. RESIDENT FOLLOW-UP LETTER Enter Community Name Address Pone Number Date: ENTER DATE To: ENTER RESIDENT(S) NAME From: ENTER COMMUNITY Manager s NAME Re: Follow-Up Apt # Dear Resident(s), It as been (insert appropriate time) days since we inspected (and/or treated) your apartment. We ope tat all of your concerns ave been addressed (and/or remedied) to your satisfaction. Please refer to te attaced information, wic contains useful tips for preventing mold growt in your apartment ome. If you notice any evidence of mold growt in your apartment, please immediately notify te management office. Attacment (Attacment can be any of te publications described under Capter I suc as te Tip Seet on Mold; EPA s anticipated brocure on preventing mold in te ome; CA brocure, Mold in My Home; or Consumer Federation publication.) 13

18 Attacment A Draft Lease Provision Mold and Mildew: Resident acknowledges tat it is necessary for Resident to provide appropriate climate control, keep te Apartment clean, and take oter measures to retard and prevent mold and mildew from accumulating in te Apartment. Resident agrees to clean and dust te Apartment on a regular basis and to remove visible moisture accumulation on windows, walls and oter surfaces as soon as reasonably possible. Resident agrees not to block or cover any of te eating, ventilation or air-conditioning ducts in te Unit. Resident agrees to immediately report to te management office: (i) any evidence of a water leak or excessive moisture in te Apartment, as well as in any storage room, garage or oter common area; (ii) any evidence of mold- or mildew-like growt tat cannot be removed by simply applying a common ouseold cleaner and wiping te area; (iii) any failure or malfunction in te eating, ventilation, air conditioning systems or laundry systems in te Apartment; and (iv) any inoperable doors or windows. Resident furter agrees tat Resident sall be responsible for damage to te Premises and Resident s property as well as injury to Resident and Occupants resulting from Resident s failure to comply wit te terms of tis Paragrap. 14

19 Mold/Mildew Addendum Tis Mold and Mildew Addendum (te Addendum ) dated, 20 is attaced to and made a part of te lease dated, 20 (te Lease ) by and between [Company Name], as agent for owner of te Apartments ( Lessor ), and ( Resident ) for unit number (te Unit ) in Apartments (te Apartments ). Resident acknowledges tat it is necessary for Resident to provide appropriate climate control, keep te Unit clean, and take oter measures to retard and prevent mold and mildew from accumulating in te Unit. Resident agrees to clean and dust te Unit on a regular basis and to remove visible moisture accumulation on windows, walls and oter surfaces as soon as reasonably possible. Resident agrees not to block or cover any of te eating, ventilation or airconditioning ducts in te Unit. Resident also agrees to immediately report to te management office: (i) any evidence of a water leak or excessive moisture in te Unit, as well as in any storage room, garage or oter common area; (ii) any evidence of mold- or mildew-like growt tat cannot be removed by simply applying a common ouseold cleaner and wiping te area; (iii) any failure or malfunction in te eating, ventilation or air conditioning system in te Unit; and (iv) any inoperable doors or windows. Resident furter agrees tat Resident sall be responsible for damage to te Unit and Resident s property as well as personal injury to Resident and Occupants resulting from Resident s failure to comply wit te terms of tis Addendum. A default under te terms of tis Addendum sall be deemed a material default under te terms of te Lease, and Lessor sall be entitled to exercise all rigts and remedies at law or in equity. Except as specifically stated erein, all oter terms and conditions of te Lease sall remain uncanged. In te event of any conflict between te terms of tis Addendum and te terms of te Lease, te terms of tis Addendum sall control. Any term tat is capitalized but not defined in tis Addendum tat is capitalized and defined in te Lease sall ave te same meaning for purposes of tis Addendum as it as for purposes of te Lease. Resident or Residents: (all Residents must sign ere) Resident s Signature Resident s Name Resident s Unit No. Lessor: By: [COMPANY NAME] as agent for owner of te Apartments Autorized Representative Resident s Signature Resident s Name Resident s Unit No. 15

20 Attacment B TIP SHEET ON MOLD It is our goal to maintain te igest quality living environment for our residents. To elp acieve tis goal, it is important to work togeter to minimize te potential for conditions tat could lead to te growt of naturally occurring mold. Tips for residents Residents can elp minimize mold growt in teir apartment omes by taking te following actions: Open windows. Proper ventilation is essential. If it is not possible to open windows, run te fan on te apartment air-andling unit to circulate fres air trougout your apartment. In damp or rainy weater conditions, keep windows and doors closed. If possible, maintain a temperature of between 50º and 80º Fareneit witin your apartment at all times. Clean and dust your apartment on a regular basis as required by your lease. Regular vacuuming, mopping, and use of environmentally safe ouseold cleaners is important to remove ouseold dirt and debris tat contribute to mold growt. Periodically clean and dry te walls and floors around te sink, battub, sower, toilets, windows and patio doors using a common ouseold disinfecting cleaner. On a regular basis, wipe down and dry areas were moisture sometimes accumulates, like countertops, windows and windowsills. Use te pre-installed batroom fan or alternative ventilation wen bating or sowering and allow te fan to run until all excess moisture as vented from te batroom. Use te exaust fans in your kitcen wen cooking or wile te diswaser is running and allow te fan to run until all excess moisture as vented from te kitcen. Use care wen watering ouseplants. If spills occur, dry up excess water immediately. 16

21 Ensure tat your clotes dryer vent is operating properly, and clean te lint screen after every use. Wen wasing clotes in warm or ot water, watc to make sure condensation does not build up witin te waser and dryer closet; if condensation does accumulate, dry wit a fan or towel. Torougly dry any spills or pet urine on carpeting. Do not overfill closets or storage areas. Ventilation is important in tese spaces. Do not allow damp or moist stacks of clotes or oter clot materials to lie in piles for an extended period of time. Immediately report to te management office any evidence of a water leak or excessive moisture in your apartment, storage room, garage, or any common area. Immediately report to te management office any evidence of mold growt tat cannot be removed by simply applying a common ouseold cleaner and wiping te area. Also report any area of mold tat reappears despite regular cleaning. Immediately report to te management office any failure or malfunction wit your eating, ventilation, air-conditioning system, or laundry system. As your lease provides, do not block or cover any of te eating, ventilation or air-conditioning ducts in your apartment. Immediately report to te management office any inoperable windows or doors. Immediately report to te management office any musty odors tat you notice in your apartment. 17

22 Attacment C Equipment List Te following equipment is available at most supply stores and is useful to ave on site to deal wit water intrusion and/or mold remediation. 1. Moisture meter 2. Hig efficiency particulate air (HEPA) filtered vacuum cleaner 3. Disinfectant or bleac and standard cleaning detergent 4. Wet vacuum 5. Blowers (ave on site or know were to rent) 6. Deumidifiers (ave on site or know were to rent) 7. Localized containment bag (2-glove bags) 8. Disposable cloting (1 box) 9. N-95 Disposable Respirators (5 pack) mil disposable bags (1 box) mil Polyetylene seeting (2 rolls) 12. Yellow caution tape (3 rolls) 13. Plastic spray cleaning bottles 14. Disposable scrub brus, sponges, and clots 18