What’s in a little mould?

Author: Kevin Johnson, Claims Manager, LGM Liability & Assets

We are still in the midst of Queensland’s wet season — cyclones, storms and floods are front of mind. However, they shouldn’t be the only concerns on council’s radar. Minor roof leaks and moisture making its way into areas of a building not readily visible can prove costly.

In Queensland, mildew (mould in early stage) and moulds will start to grow on water-exposed or damp internal building surfaces within 24 to 48 hours. They reproduce by spores – tiny, lightweight seeds – that travel through the air. The mould will then continue to grow until steps are taken to eliminate the source of moisture and effectively remove the mould.

Able to grow on almost all building materials (including wood, tiles, cardboard, wallpaper, carpet, plasterboard, fabric, and insulation), all types of mould can quickly pose a health risk — black mould in particular can produce harmful mycotoxins that can cause serious problems. For this reason, councils should proactively take steps to identify the potential sources of leaks and moisture and ensure the consequential growth of mould is correctly managed as early as possible.

In a recent claim example, the roof of a council building (constructed circa 1980s) was damaged by storm, compromising its waterproof seal and allowing rainwater to work its way down to the foundation of the building. The infiltration of rainwater was not immediately identified and so continued over a period of time. A number of hot and humid days elapsed before the moisture was fully investigated, resulting in extensive mould spore propagation throughout the building. Large areas of the ceiling, wall linings, and flooring were required to be removed and replaced, and a hygienist was retained to provide advice. Following testing by the hygienist, fabric items were removed and every surface in the building was required to be wiped down. After retesting, further remediation was still required as the mould spores continued to be present in the building.

All of these steps came at considerable extra cost to the initial roof damage claim. It was possible that early intervention (for example by conducting full investigations including engaging advice of a specialist in mould remediation and dehumidifying or drying exposed areas) could have limited the spread of the mould spores and reduced these costs.

This claim example is a timely reminder for Councils to ensure they put the risk of mould spread front of mind when considering general building maintenance, or inspection following potential damage.

Councils should be mindful of the age of their buildings and the life expectancy of roof materials when conducting regular audits. Aging or salt exposed facilities are more likely to present risk of unwanted water and moisture intrusion creating ideal conditions for mould growth throughout the warmer months. If the Council is aware of a water infiltration issue in a building, but unsure if it is causing mould growth, the Council ought to undertake more invasive investigations and/or seek further advice.

Finally, the council should be mindful of its public health obligations, along with responsibilities as the building owner to the persons using or occupying the building. Severe mould infestations may require the assistance of a professional and/or the use of personal protective equipment. Members of LGM Assets should provide notification where mould building damage is identified for coverage to be considered.

The LGM Assets Storm & Flood Preparedness Checklist provides guidance on steps that can be taken before, during and after an event.