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MOULD -Don’t gamble with mould in multifamily buildings
Greg Laycock The presence of mould has become a high-stakes gamble for apartment building owners, management companies, developers and builders. The past wave of litigation sought verdicts in the billions of dollars. Since mould and other airborne pollutants are often difficult to detect, potential buyers also are at significant risk. There are a couple of simple steps buyers can take to protect themselves. First, have a qualified engineer inspect the property. Even if you think you see mould, you may not have identified the source – and therefore the solution – to the problem. Also, make sure that owners are required to spell out any mould problems in disclosure documents, and that they identify whether these incidents were caused by tenant lifestyle issues (for instance, not running the bathroom fan) or if the problem is structural. Again, this information will be key to knowing how to fix the problem and how much it will cost. Developers and builders also need to be cognizant of mould and implement risk mitigation measures, primarily by preventing water intrusion and mould growth in the first place. But preventing water intrusion can be difficult, especially if multiple subcontractors are on a project. Builders need to get subcontractors to sequence and coordinate their work so that water doesn’t get into the building. And if the building’s interior does get wet, the subcontractors should work together to dry it immediately to prevent mould growth. One way to prod subcontractors to prevent water intrusion, and for builders to protect themselves if it does occur, is a clause in subcontracts that shifts the risk of water intrusion and mold to the subcontractors if they are responsible it. The clause should make subs responsible for sequencing, coordinating and protecting the work during construction. If they fail to do this, the clause should also make them responsible for the costs to remediation any damage and for other costs incurred as a result. Landlords and property managers can help head off mold growth by educating residents that it is important not only to immediately report any plumbing leaks or other moisture sources, but also to take specific actions to minimize mould growth in their apartment homes. These include the following steps:1. Periodically clean and dry the walls and floors around the sink, bathtub, shower, toilets, windows and patio doors using a common household disinfecting cleaner. 2. On a regular basis, wipe down and dry areas where moisture sometimes accumulates, like countertops, windows and windowsills. 3. Use the preinstalled bathroom fan or alternative ventilation when bathing or showering and allow the fan to run until all excess moisture has been vented from the bathroom.4. Use the exhaust fans in your kitchen when cooking or while the dishwasher is running and allow the fan to run until all excess moisture has been vented from the kitchen. 5. Ensure that your clothes dryer vent operates properly, and clean the lint screen after every use. 6. Do not overfill closets or storage areas. Ventilation is important in these spaces. 7. If possible, maintain a temperature of between 10 and 20 degree Celsius at all times. 8. Clean and dust your apartment on a regular basis as required by your lease. Regular vacuuming, mopping and use of environmentally safe household cleaners are important to remove household dirt and debris that contribute to mould growth. 9. Immediately report to management any evidence of a water leak or excessive moisture in your apartment, storage room, garage or any common area. 10. Immediately report to management any evidence of mould growth that cannot be removed by simply applying a common household cleaner and wiping the area. Also report any area of mould that reappears despite regular cleaning. Potential signs of mould growth include: Stained ceiling tiles or walls musty, earthy or urine smell or odor black, brown, orange-pinkish or green speckled walls or around any plumbing grout or tile Mild to severe unexplained illness swollen or crumbling walls or floor boards sewer backup leaky roof, window or door For more information, the National Multi Housing Council has published an operations and maintenance plan for mold and moisture control on its Web site at http://www.nmhc.org. This document identifies best practices and concrete steps apartment owners and managers can use to manage mould growth and moisture problems on their properties. GREG LAYCOCK is a senior director at Cushman & Wakefield of Washington. This report was originally published in the Sept. 13, 2002 print edition of Puget Sound Business Journal.
Read MoreLEGIONNAIRE’S ALERT
Legionnaire’s Disease remains a continual public threat of today’s modern world. The first outbreak was identified in Philadelphia USA in 1976 at a convention of the American Legion. It affected 221 and 34 died during the out break. This sparked mass panic in the media and public in the US. Since then massive outbreaks were spotted world wide. The biggest outbreak that claimed lives was in Murcia, Spain. Legionellosis is an infection caused by the bacterium Legionella pneumophila. The disease had two distinct forms. Legionnnaires disease, the more severe form of infection which includes pneumonia and Pontiac fever a milder illness. Legionnaires disease, due to Legionella sero group 1, is the most well-known form of legionellosis, probably because of the fatalities. About 5% to 30 % of people who have Legionnaires disease die. Where do the legionnella bacteria come from? Legionella bacteria are common and can be found naturally in environmental water sources such as rivers, lakes and reservoirs, usually in low numbers. If the bacteria get into water systems used in buildings such as hotels, they can sometimes cause a risk to humans if people get exposed to them through air conditioning or air cooling systems or through contaminated water systems used for baths or showers etc. How do you get legionnaires disease? People become infected when they breathe in air that contains tiny droplets of water known as aerosols, inside of which are the legionella bacteria. If the bacteria get inhaled into the lungs they can cause infection. Legionnaires disease is not transmitted through from water you drink that enters your stomach in the normal way Bacterium has to get into the lungs through breathing it. The illness is not spread from person to person. What are the usual symptoms of legionellosis? Patients with Legionnaires disease usually have fever, chills and a cough which may be dry or may produce sputum. Some patients also have muscle aches, headache tiredness loss of appetite and occasionally diarrhea. Laboratory tests may show that these patients kidneys are not functioning properly. Chest X-rays often show pneumonia. It is difficult to distinguish Legionnaires disease from other types of pneumonia by symptoms alone, other tests are required for diagnosis. Persons with Pontiac fever experience fever and muscle aches and do not have pneumonia. They generally recover in 2 to 5 days without treatment. The time between the patient’s exposure to the bacterium and the onset of illness for Legionnaires disease is 2 to 10 days, for Pontiac fever, it is shorter, generally a few hours to 2 days. How do outbreaks occur? Experience shows that outbreaks in hotels are mostly associated with hot or cold water distribution systems. If the bacteria is in the water in quantities that can cause infection, someone taking a shower would inhale the bacteria trapped inside the tiny aerosols that are created when the shower water hits the hard surfaces of the shower unit or bath. They may also be affected by other water systems that cause aerosols, for example whirlpool spas and fountains. In contrast large explosive outbreaks in the community are mostly associated with cooling towers. Cooling towers are devices used to cool buildings. They are also called “wet air conditioning systems” because the process of cooling air involves extensive contact between water and air thereby creating aerosols. When the legionella bacteria are present in these systems they can cause legionnaires disease. Air conditioning units that use water to cool the air can also pose a risk in hotels. However, many air conditioning systems are dry and these pose no risk for legionnaires disease. When an outbreak of legionnaires disease occurs the source may be found through two types of investigation. One collects information on the activities and where about of the patients with legionnaires disease to look for links between cases such as staying at or visiting the same places before they became ill. The other involves looking for the legionella bacteria in the suspected water sources and in clinical specimens from the patients. It the bacteria are found in both, specialised laboratory methods are use do see if they are of the same type. What should be done to prevent legionellosis? Improved design and maintenance of cooling towers and plumbing systems to limit the growth and spread of Legionella organisms are the foundations of Legionellosis prevention. Factors increasing susceptibility Age >50 Children rarely infected Sex, males 3x more susceptible Existing respiratory disease Smoking Cancer, diabetes, surgery, alcoholism Travel Mortality rate approx. 12% Hospitalised patients 25% ged/immunocompromised up to 80% Route of Infection The principle route of infection is through inhalation of the bacteria into the lungs. Bacterium is carried in water of a particular droplet size. The risk is related to the number and type of Legionella in the water, Risk is increased with the density of the aerosol and the droplet size (Range 2-5 microns in diameter). No evidence of person to person transmission Hazard Rating Factors Production Growth Stagnant water, Temperature for growth (Range 20 °C to 60 °C), Below 20 °C the growth remains dormant. The range 20 °C – 45 °C favours growth, 37 °C optimum for growth, Above 60 °C the organisms can not survive, Contact time (the death rate is logarithmic with time for a given temperature). Nutrients (Food): The presence of sediment, sludge, scale, organic material, iron oxide (rust) algae, amoebae and other bacteria. Note: Algal slime provides an ideal stable habitat for multiplication and survival of the organism. Water distribution pipe work fittings and materials used in the installation of the system. Sources of Legionellosis Cooling Towers Showers/taps Spa's & Jacuzzi's Ornamental Fountains Water Sprinklers Misting Machines Clinical Humidifiers Drilling/Grinding Machines Dental Chairs Car Washes WC's.
Read MoreClean Indoor Air – A key To Healthy Life
What do we think about quality of life and what does it mean to you? Education, job, enjoyment, free time, money, raising a family, priorities are many. I would like to focus on one key area can change all of these. Our health is key to our quality of life and whilst some aspects are out of our control there are things we can do to improve them. This article is not about diet exercise or the amount we sleep. Instead it is about the basic living requirement, the air we breathe. Countless studies have been made world wide about the amount of time we spend indoors. It is stated that we spend more than 90% of the time indoors and here in the Middle East region that means we spend 90% of the time in air-conditioned environments. Without air conditioning we would have a difficult and uncomfortable life. Imagine trying to sleep at night during the long hot summer or driving to work without AC in the car ! When it comes to health we do a lot of very basic things like washing our bodies, clothes, change our bedding, vacuum the carpets, wash the floors and on goes the list of good hygiene. Imagine if you never cleaned the carpet or floor or changed the bed linen. Yes you are right, it is unthinkable. But how often is your A/C system cleaned? Your A/C system unless you have a wall mounted split or window units will have ducts that bring you cool air into your home or office. Most residential properties and many commercial building rely on re-circulating the air from within the building and send it back through the filter and cool it further and come back into the building. Many people wrongly believe that the filter will clean the air from all the air borne pollutants like dust etc. But dust, sand, cat & dog dander, dried skin from our bodies, carpets and fabric fibres, dead insect parts, faecal pellets from dust mites, cockroaches as well as mould spores, bacteria and possibly tobacco smoke becomes air borne. The filters do not stop this dust, it simply gets blown into the ducts much of it is left to accumulate and become the food source for mould. Mould spore is a major trigger for ASTHMA and other respiratory illnesses. When go into some homes or building you can simply smell the mould odours and many people become very sensitive and suffer from blocked or stuffy noses, watery or itchy eyes and persistent cough. Others who are prone to asthma may be seriously affected especially children and the elderly. We can check the indoor air quality by carrying out a thorough survey. The survey should include not only A/C system inspection but also carpet, mould and bacteria assessment using a wide range of instruments. Assessment had to be first carried out which involves a full inspection of the property and includes the A/C system, carpets, upholstery, odour detection, temperatures, Relative humidity, carbon dioxide, airborne dust particles, and basic findings. Only professionals with the right equipment and knowledge should carry out cleaning and remediation of the problem areas. Doing all these exercise of regular cleaning of A/C systems, carpets, floors and mattresses may cause little additional expense. But think about the health effects pollutants can cause ..you may be able to prevent an illness before it starts.
Read MoreDoes the AC Duct cleaning help really?
Before moving to the answer let us analyze the point 'why do we need to clean the AC duct?' NADCA ACR 13 recommends that HVAC system should be inspected by a qualified duct cleaning service provider annually or biennially depending on the type of facility. If your ducts are clean all the air that flows out from your ducts will also be clean. Prevention is always better than cure. Duct cleaning on a regular basis will remarkably enhance the air quality indoors and will allow you to relish the freshness and healthier ambience. It may be crippling to live with allergies, but one can definitely curtail the risk of exposure to hypersensitive causes that may lead you to exhaustion or suffer from allergic ailments When we take the case of Dubai, everyone uses air condition 24/7 during summer season and thus it is always advisable to clean your ducts with the help of qualified and certified air condition duct cleaners. Always keep in mind that the air passing through the duct is the air you and your family breath. Due to the hot and humid weather conditions in the Middle East 90% of the population often spends their time indoors. Because of the lack of natural ventilation and dust accumulation in the ducts and living space, it is seen that the pollutants in the air are 3-5 times higher than outdoors. Below are the benefits of AC duct cleaning:- BEFORE AFTER Indoor Air Quality Your heating and cooling system is considered as the lungs of your building. It is a system, which takes the air in and out. The habitual occupancy increases pollution inside such as dander, smut, chemicals. These contaminants pulled into the HVAC system circulate multiple times a day. As an extension to this re-circulation, contaminants accumulate inside the duct. Unclean ducts do not necessarily bring unhealthy air inside your home, school or workplace but it may lead to health issues or the accumulation of contaminants can cause serious problems to the respiratory system or autoimmune disorders. Save Electricity and boosts efficiency According to the survey conducted among AC cleaning service providers in Dubai, most of them claimed that 20 to 40 percent of the energy used for heating or cooling your home is wasted. System clogged with dirt, debris and dust pushes the AC compressor to work harder and longer increasing electric consumption and shortening the lifespan of the heating and cooling equipment. A clean Air condition system does not need to work hard to maintain the desired temperature and leads to cost-effectiveness. Protects the equipment If you keep the duct, cleaning as a part of your routine property maintenance this will extend the life of your system. Apart from these, the other benefits of AC duct cleaning are mold remediation, thermal comfort, reduced irritants, bacteria sterilization inside ducts and removal of unpleasant odors. Dust may get accumulated anywhere inside your living space: the sofas, furniture, bedding, floor , lights and so on. However, all these areas can be reached easily but the air duct cleaning needs help from professional AC duct cleaners because the duct is hidden behind your ceiling or walls, and A/C system is a mechanical system that needs mechanical skills. EPSCO the leading Air condition cleaning service providing company in Dubai recommends you to clean your ducts in the following circumstance in accordance with NADCA ACR 13. The HVAC system is contaminated with an accumulation of particulate; The HVAC system performance is compromised due to contamination build-up; The HVAC system has been determined to be a source of unacceptable odors; The HVAC system is discharging visible dirt or debris into the conditioned space; The HVAC system has been contaminated as a result of fire, smoke, and/or water damage The HVAC system has been infested with birds, rodents, insects, or their byproducts; The HVAC system has been determined to be a risk for fire hazard; The HVAC system has become contaminated with construction debris or dust; Mold contamination conditions have reached either Condition2 or Condition3; Deterioration of fiber glass duct liner, duct board, or other porous components; As part of an HVAC maintenance program as defined in ANSI/ASHRAE/ACCA Standard 180; As part of the HVAC equipment manufactures recommended maintenance practices; As part of a proactive energy management program As part of a proactive indoor air quality management program; As a component to achieve LEED Certification; When a newly installed component or duct has been contaminated with construction and or other dust and debris. Why EPSCO ? Epsco is the most qualified, versatile and experienced air duct cleaning company in Dubai and the entire Middle East region. EPSCO is the oldest air duct cleaning service provider in Dubai and the middle east region having started the business 25 years ago in 1995. Epsco is the oldest member of NADCA in the region and has the most certified Air System Cleaning Specialists (ASCS) and Certified Ventilation Inspector (CVI). Besides, Epsco is the only air duct cleaning company in Dubai and the Middle Eastern region that has Indoor Air Quality professionals, Mechanical, Electrical, Chemical Engineers, Asbestos Inspectors, Mold remediators, and other qualified technicians, Epsco has unmatched experience working with all type of properties and HVAC systems, Epsco provides air duct cleaning service to all categories of customers be it residential, commercial or industrial. Epsco can take up air duct cleaning project of any size like an apartment or villa; hotel or office; a factory or airport. One of the recently completed project required approximately 250,000 sq meter of ducts to be cleaned. EPSCO is ISO 9001, 140001 and 45001 certified. Our personnel receive regular refresher training both technical and in safety. AC Duct Cleaning Services in Dubai: Breathe Cleaner, Live Better Tags: AC Duct Cleaning Services Dubai, Air Duct Cleaning Dubai, HVAC Cleaning Dubai, Indoor Air Quality UAE, AC Vent Cleaning Dubai, Professional Duct Cleaning Services, Dubai AC Maintenance, Residential Air Duct Cleaning, Commercial AC Cleaning UAE, Dust and Allergen Removal Dubai
Read MoreChandelier Cleaning
How to Clean a Chandelier Properly
Chandeliers are decorative home décor pieces. Whether your chandelier is made of a precious stone or crystal, it shines brighter when it is clean. Here are some tips for cleaning your chandeliers sparkling clean using cleaning materials that don’t build up and cause a haze on the designs. How often you should Clean the Chandelier Give your chandelier a thorough clean up at least once a year. Depending on where you live, you might have to clean it before a year is up because some chandeliers accumulate dirt a lot faster than others. You know your chandelier is ready for cleaning when it starts looking dull, dusty, and discolored. It takes some Thought Many chandeliers have intricate precious stone, crystal, and glass designs that might be difficult to clean. So take a moment to observe the structure of your chandelier before you set about cleaning. This will help you to come up with a practical plan for cleaning it without damage. Sometimes it may be possible or necessary to take it apart. But sometimes you might want to clean it where it is. The more fragile the chandelier is, the gentler you need to be. You can never be too careful. Clean the chandelier slowly and gently, piece by piece. If the chandelier hangs very high or is too intricate and fragile, you might need to contact a professional Chandelier Cleaning Service to get it done quickly and safely without damaging the chandeliers. For most people, it is entirely possible to clean your chandelier yourself. What you Need Before you set out to cleaning your chandelier, you want to gather everything you need nearby. A stepping stool may help you reach the chandelier comfortably but may not be safe in order to clean it. You need an appropriate access equipment like a step ladder or at times even a scaffolding to reach to the chandeliers from all sides. Ideally, the chandelier should be at eye-level or very slightly above. See to your own safety. Lay cushions or a mattress around the area so that in case something falls down, it doesn’t break and you can just put it back. This should also help to protect your tabletops and other pieces of furniture from damage in case of a fall. Use the right fabric to do the cleaning. Using delicate fabric that does not leave build up on the chandelier will give you a better finish. Gloves will help you not to leave your fingerprints on the chandelier. Switch off the Power Whenever you are working with electrical installations, you have to be cautions. Always follow safety precautions. Turn off any electricity at the divider switch and ensure that it doesn’t come back on by putting some tape over the divider change. Alternatively, turn off electricity supply from the breaker box. Set up an alternative light source to keep from working in darkness. Our company is a well-established provider of professional Chandelier Cleaning Service provider in Dubai. We give our clients elegant and sparkling chandeliers. Our Chandelier Cleaning Service is designed for homes, hotels, and other buildings. Why Hiring a Professional is Preferred The significant concern is safety. This is the foremost concern in hiring a professional chandelier cleaner. We don't recommend making an effort to clean a hanging piece of the light fixture on your own because it may lead to serious injuries or damage to your property. And if you do it on your own one weekend must be chosen as you have to invest plenty of your personal time on it.Above all, you will have to accumulate all the supplies need to clean the chandelier like the step ladder to reach the fixture, pads or drop cloths to hold the pieces in case of glass/prism breakage and to avoid harm, ammonia-free cleaning chemical, soft/microfibre cloth to avoid marks, gloves and so on. A typical chandelier needs a clean once in a year only. The chemicals used for cleaning are considered highly hazardous and may cause serious eye or skin damages.It requires expertise to dismantle and re-assembling. So it is always advisable to go for professional cleaners so that you can save yourself from all the mess and horrible time. We have people with years of experience in cleaning and maintaining chandeliers and our services are second to none as the perfect and careful cleaning will extend the lifespan of any chandelier. Our highlights are:- We have a team of workers who have obtained training in working at heights. Our people are excellent at the selection of access equipment. We are experts in dismantling and reassembling. We use high-quality equipment and cleaning materials.After all these the delicate, fragile characteristics of chandeliers may get damaged depending on the usage and life span.
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Why You Need to Clean the Trap: Essential Maintenance Tips
Why You Need to Clean the Trap: Essential Maintenance Tips Why You Need to Clean the Trap It is mandatory for all industrial and commercial food preparation facilities to install grease traps. Our company specializes in keeping Grease Traps consistently clean in order to meet public health and safety guidelines. What is it anyway? A grease trap keeps oil and grease from entering the wastewater system. When waste water goes through the grease trap unit, the oil comes to the surface of the water and is trapped in plastic separators also known as bafflers. The now grease-free water goes on into the sewer lines. Why you need a Grease Strap Bacon oil and other oils from animal fat will cool and solidify at room temperature. These oils can then harden and create a blockage in the sewer pipes. The grease blocks sewer pipes and create potentially risky sewer floods. Eliminating these floods is and difficult and costly exercise that may result in your business paying a hefty fine. It is also reduces the burden and improves the efficiency of the municipal sewage treatment plant by separating oil at source at the facility All eateries are required by law to fit appropriate grease traps to prevent oil contamination in sewages and blockages of sewage lines with grease Why you need a Grease trap Cleaning Oil and grease accumulate on the parts of the grease strap and fill it. This starts right at the top. Our Grease trap cleaning services prevent such blockages and stoppage within the grease strap by cleaning the Grease Strap thoroughly on a regular basis. We remove and clean the oil trap and then reinstall it. You remain confident that you are not filling up the sewer pipes with grease or causing a public health hazard. How often is the grease trap required to be cleaned? Grease traps come in different sizes and volumes. A typical under the sink grease trap is 10 -15 gallons in volume. Larger standard ones come in the volume of 25 gallons, 110 gallons, 135 gallons. Larger size grease traps are normally installed outside the kitchen. Sometimes depending on the size of the facility, much larger custom size tanks are also installed in some facilities. According to the Dubai municipality, guidelines grease traps smaller than 40 gallons are required to be cleaned once every week, and the collected grease is transported to the Dubai municipality grease treatment plant. How to Order a Grease trap Cleaning At our company in Dubai, our valuable clients want to maintain a clean, efficient, and safe kitchen. They do this by booking regular Grease trap Cleaning services. We are happy to serve commercial kitchens and cafes in Dubai and everywhere within the United Arab Emirates. Book by calling us on +971554724406
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