Guidelines on Procedure and Remediation of Defective Drywall in Indoor Environments.
By Jim McAlhany
Please note that this is only my opinion based on information available and by techniques that we have developed on Defective Drywall projects that we have completed. The intent of this protocol opinion is to assist with removal of defective drywall conditions. This plan or report should not be used to determine health risk or occupant exposure to such agents. . We do not warranty, guarantee or make claims of any kind. We take no responsibility of this protocol opinion if used; any part of this protocol if used will be by your own judgment only and at your own risk.
After determining that your home has been affected by defective drywall you will need a plan of action. This plan is called a remediation plan. This plan should be provided by a company with competent ability that is recognized by both local and state agencies that also has the required insurance and documentation to work on your home. (Liability, workmen’s Compensation). You do not need an uninsured worker on your property.
This information is based on the resent Technical Symposium by the Florida Department of Health on November 5th and 6th, 2009 and continuing information from the CPSC(Consumer Protection Safety Commission).The Florida Department of Health advises the public to hire Florida licensed contractor(s) to perform the remediation.
You may ask if there is a known treatment to deal with suspect drywall emissions. At this time the Florida Department of Health is not currently aware of any proven and effective treatment method other than removal and replacement of the suspected or known source material. The following remediation procedures are strongly recommended:
Due to the current Florida Building Code and local ordinances your home may have to be upgraded to meet current codes and regulations.
You will be required to relocate while the re-construction takes place.
Contractor requirements
1) only licensed and insured contractors by local and state agencies
2) a permit must be applied for by your local jurisdiction and all required inspections be completed (DO NOT USE A PRIVATE INSPECTION COMPANY FOR YOUR BUILDING INSPECTIONS )
3) must carry liability and workman’s compensation insurance
4) customer must be named as additional insured
5) experienced in remediation to perform demolition and removal, as well as contents cleaning, duct cleaning, and knowledge of Indoor Air Quality
6) employees should demonstrate completion of hazard communications training as required by the US Occupational Safety and Health Administration (OSHA see CFR 1910.1200)
7) full body disposable coveralls should be utilized to prevent tracking of debris
8) learn the latest respiratory protection technology and how to comply with the OSHA Respiratory Protection Standards (29 CFR 1910.134), including fit testing protocol.
9) full documentation log of the complete remediation must be kept by the contractor (including pictures, permits, correspondences, notices, etc. for the customer)
10) Preservation of physical evidence as per the United States District Court Eastern District of Louisiana with regards to Chinese manufactured drywall
Remediation Process
1) defective drywall wall material and other contaminated building material must be removed and minimize the amount of dust during these procedures
2) all derbies inside wall cavity must be HEPA vacuumed
3) all surfaces should be HEPA vacuumed and cleaned
4) the home must be properly ventilated, all cross contamination removed, and a clearance by a third party inspection before any re-construction can begin.
5) the removal of any damaged property and the replacement of the same high quality appliances, HVAC, electrical wiring, etc. if required
6) replacement of all defective drywall with a high quality mold resistant drywall.
7) replacement of all interior items that were affected to pre-defective conditions
8) any item that cannot be remediated and approved by a licsened contactor (electrical, plumbing, mechanical etc.) must be replaced
Containment/Ventilation
1) air ventilation systems must be used with the use of air movers and air handler system equipped with a HEPA filter that will remove airborne dust and particles. These should remain running for the length of remediation work
a) filters must be checked at a minimum of twice a day for replacement
b) if garage is to be used as storage, it must be climate controlled
c) air ventilation system must be capable of a whole house air exchange of five times an hour
d) we recommend a minimum of ten days of continuous high volume ventilation before any replacement work takes place
e) all power tools used in the removal of the drywall or other items must have a vacuum attachment system with a HEPA filter
f) any other type of tool that creates airborne dust must have HEPA type vacuum system available for use
g) jobsite must be vacuumed with a HEPA system as job progresses and at a minimum of twice a day
h) all exterior window/door screens should be removed, vented, and stored for re-install
2) floor protection should be used from the exterior entrance to the complete work area:
a) carpet may be removed at owner’s preference
b) all flooring to be cleaned prior to protecting
c) all flooring to be covered with minimum 4 mil visqueen
d) after visqueen has been applied, install a 1/8 inch minimum floor protection
e) exterior work area must also be protected
3) containment areas must be developed to prevent cross-contamination
Electrical system and components
1) all work must be supervised and directed by a state licensed electrical contractor
2) all receptacles, switches, exposed wiring must be replaced/remediated
3) wiring may be cut back to an acceptable length for use or replaced
4) all fixtures must have exposed areas that have become contaminated must be replaced/remediated
5) any type of safety monitor/detector must be replaced
6) main electrical panel will be replaced only at the direction of a licensed electrical contractor
7) all appliances must be serviced for contaminates or replaced
Plumbing
1) all plumbing work to be under the direction of a state licensed plumbing contractor
2) all non –corrosive plumbing material/parts may be cleaned and saved for re-install
3) all plumbing that has been affected must be replaced/remediated
Cabinets/Vanities/Closets/ Shelving/Bookcases etc.
1) it is highly recommended that the items in this category be removed by a professional in that particular field
2) these items that will be removed must be climate controlled
3) all items must be cleaned prior to storage
Countertops
1) most countertops will need to be removed and re-installed
2) use a professional company/person
3) there is a very good chance that if your countertop is made of granite or marble it will break, a good professional can make a controlled break and repair your countertop back for re-install
Tile/Mirrors
1) mirrors should be replaced, some may possible be treated
2) tile will need to be replaced at wall areas where drywall has been removed
3) tile that has dens-glas, cement board, or similar board for backing may be saved, tile should be protect with window guard type plastic film
Doors/Trim
1) all doors should be removed, cleaned, and stored in a climate controlled area for re-
install
2) the expense of trying to save casing, base trim, and most cornice trim is not cost
efficient, we recommend replacement
3) window sills, louvers, decorative wood should be salvaged if possible
Drywall /Insulation removal
1) drywall should be removed under the direct supervision of a person experienced in dust control remediation work (ask for references, make sure you are an additional insured on their policy, if a worker becomes sick or injured they may look to you for compensation, beware of labor for hire companies)
2) all personnel must protect themselves accordingly with proper attire
3) proper breathing equipment must be used
4) a proper drywall cutting tool with HEPA vacuum attachment should be used for cutting of drywall, proper cutting of the drywall will prevent framing and other damage
5) this type of defective drywall is very brittle, it tends to crumble upon removal causing dust
6) all drywall attachments(screws, nails) must be properly removed as not to cause damage
7) each area must be HEPA vacuumed as the drywall is removed
8) drywall should be immediately removed from work area to drywall disposal container, container should dust controlled
9) please advise your disposal location of your waste, they may have certain requirements
10) remove any contaminated insulation into bags for removal
11) all studs should be wipe down for dust removal
12) concrete/block area need to wiped cleaned and HEPA vacuumed
13) any electrical boxes or other type of wall cavity device needs to be HEPA vacuumed
14) the area must be ventilated at all times
Inspections
1) after removal of drywall, the local jurisdiction which the work is being performed in shall have that jurisdiction’s building official inspect the electrical, plumbing, framing, insulation, structural components and approve them
2) the home shall be inspected and documented by a third party inspection that will show that all issues associated with defective drywall have been removed from the home and that the home is now ready for new build back.
3) All inspectors, contractors, companies of any type must have a licensed issued by The Florida Department of Business and Professional Regulation stating that they are licensed to perform that type of inspection.
WARNING:
IF A LICENSE CANNOT BE PROVIDED TO YOU AND VERIFIED BY THE FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION OR LOCAL JURISDICTION DO NOT USE THAT PERSON/COMPANY. THERE IS NO OTHER ORGANIZATION OR GROUP THAT CAN LEGALLY LICENSE A PESON/COMPANY. A company or person that is not properly licensed will not be of any help to you if you will be attempting to seek reimbursement for the damages caused by the Defective Drywall. You have suffered enough with the defective drywall problem please verify the license.
Information:
Copyright©2009 by James G. McAlhany. All rights reserved. April 6, 2009. Revised November 8th,2009. Revised February 1, 2010. No part of this publication can be reproduced or used without written permission of James G. McAlhany.
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