The subject property was a private golf course improved with a clubhouse (containing a men’s locker room, women’s locker room, restaurant with kitchen, offices, and a Pro Shop). Members and facility staff had identified water damage and mold growth in and around heating, ventilation, and air conditioning (HVAC) equipment and in the overhead return plenum. Initial sampling had identified the presence of abundant fungi on surfaces and in indoor air.
Targus’ licensed mold consultant was contacted by the risk-averse owner of the facility to conduct a methodical and thorough assessment of moisture conditions and biological growth. Targus identified the following chief moisture sources: condensation on porous shower room walls and ceiling, openings between ceramic wall tile and wallboard backing, poor floor drainage causing rot of wooden baseboards and decay of unprotected lower walls, condensation behind delaminating vinyl wall covering, and condensation on uninsulated HVAC components, particularly overhead.
Following completion of a pre-disturbance asbestos survey Targus prepared a mitigation plan that included removal of water-damaged and moldy wallboard and ceilings and other porous interior finishes within negative air containment. The plan addressed measures for worker protection, procedures for drying moist materials that did not require removal, and proper off-site disposal. In addition to replacement of gypsum wallboard with moisture-resistant plastic panels, rubber cove base molding, and cement board tile backing, mechanical repairs were also called out. Since a major contributing factor was substantially-elevated relative humidity, additional ventilation (exhaust) for showers together with mechanical repair and proper airflow balance was required to achieve sufficient dehumidification. Additionally, when walls and ceilings were opened, insulation around low temperature metal components was included in the repair.
Targus assisted the client in selecting and angaging an appropriate contractor and conducted post-mitigation indoor air quality and biological sampling to document that required clearance conditions had been met. Additional observations, field measurements, and interview information confirmed that commercially-reasonably-effective moisture control measures had been implemented.
