Photo Gallery D5:  Mold Contamination

Mold contamination on pipe insulation is found where wet conditions have existed over an extended period of time.  Commonly installed fiberglass insulation provides an excellent substrate for mold growth, as also does its cellulose paper covering.  Dramatically worse cases can be found at piping located behind walls or in enclosed areas having high humidity and darkness.  Cold water systems are at the highest risk to this condition due to moisture condensation.  The inherent difficulty of insulating small threaded pipe allows moisture to enter.  Furthermore, given its greater vulnerability to leaks at the threads, older threaded fittings can continuously release a small volume of water over an extended length of time.

Sanitary waste systems, given that they are not pressurized and are typically installed behind walls, can leak for many years before being detected.  Although not insulated, the released moisture, along with its biological content, can result in widespread mold growth which can then travel within the building’s walls and floors with  its air migration.  Leaking condensate lines to chill water or dual temperature systems are a widespread problem given that most such system have now reached the end of their useful service life.

Again similar to the problem of wet insulation and severely weathered outdoor lines, mold contamination within any mechanical room is readily apparent.  By definition, it suggests a lack of maintenance at the very least.  In contrast to a sealed pipe chase, mold within an MER also presents a far greater danger of migrating throughout the building and impacting its occupants given that air handling units are commonly installed in such areas.  The finding of black mold at the chill water lines serving an air handler providing supply air to a major building space is not uncommon, as some of our photos in this gallery show.

Once mold is identified, drastic measures are required in order to eliminate the condition.  Such measures include, leak identification, leak repair, disinfection, encapsulation, insulation removal and replacement with thicker insulation, sheet rock removal and replacement, air ductwork sanitation, tenant space sanitation, and follow up mold and air quality testing.  As expected, mold and its remediation procedures can be very costly.  Therefore, it is imperative to identify and address a mold condition as soon as possible.

Similar to asbestos, the litigation threat caused by mold is so great that no building owner or operator wants the M word mentioned in any report.