Home Builder Developer - Interior Renovation and Design

August is a tough month in Bloomington for coming up with new Homes stories. Many of our neighbors are out of town, enjoying a few final weeks of calm before the whirlwind of the school year. Others are home, outside by a pool, working in their yard or, as I discovered last August, enjoying their porches. The popularity of last years porch story led Homes to ask: Why sweat out the Dog Days when there are great conversations to be had with people chilling on their porches? Most are willing to chat with a drop-in visitor, even an inquisitive, camera-toting writer.

Few Bloomington neighborhoods show off their porch culture as robustly as does the South Dunn Street development. This example of neotraditional urban infill, begun in 2005, quickly became one of the citys most desirable neighborhoods. Most of its homes offer modern takes on early twentieth-century Foursquare or Craftsman-style designs. Set on narrow lots, they feature large front porches oriented toward the sidewalk and street, encouraging interaction with neighbors and passersby. It was exactly these qualities that attracted Padraic and Iza Kenney to South Dunn Street when they moved to Bloomington from Boulder, Colorado, in 2008.

When we first came to Bloomington to look at houses, we were shown around Elm Heights, and Iza said, This is lovely, but I want to live in a new house, Padraic recalled. At that time about half of these lots were not finished. We watched it fill in for about a year and a half. I loved watching the construction and seeing our new neighbors move in.

The Kenneys home has two porches, a screened east-facing porch on the back of the house, and a large west-facing porch on the front, where they spend many mornings drinking coffee and reading. The trees have gotten larger in the past nine years, so its shadier and very pleasant, said Iza. Between 4 and 9 p.m. the sun is very strong in front, so we mostly use the back porch at that time.

Both Padraic and Iza find the unspoken but understood codes of their neighborhoods porch culture fascinating. We are close enough to be interacting, and often do, but people also respect each others space and privacy, noted Iza.

If you want to see this place go crazy, porch-wise, come back at Halloween, Padraic interjected. Think of this place from the perspective of a candy collectorhouses close together, close to the street, everyone on their porch and eager to give out candy. I swear people come from all over the county to trick-or-treat here. If you were the parent of a small child and thought she had about 20 minutes to trick-or-treat before she melts down, this would be the street to do it.

A few miles to the east in Hyde Park, on their very private screened porch, Jim and Jeanne Madison recall a conversation they had with their homes builder in 1999.

The original house plans had no screened porch, but we insisted, Jim remembered. We had one at our former house, and it seemed a necessity to me. Its my favorite part of the house.

The Madisons comfortable screened porch is on the back of their home, overlooking a large pond. Its only three-season. We decided we didnt want to close it off with glass, said Jeanne. We use it as much as possibleeven when a bit cold or hot for breakfast, lunch, dinner, to after-dinner reading.

It rained steadily the only day the Madisons were available for photos on their porch; they were leaving the next day for the rest of the summer. But rain doesnt matter if youre on a screened porch, right? On this gloomy day, the light on the porch was fine for photos, and there were two vivacious bright spots: the Madisons grandchildren, Anna and James, were on hand to enjoy the porch, protected from the elements and the insects.

The next day I spotted Kaye Lee Johnston walking her dog Winston and literally followed them to her front porch. Kaye and her husband Blair Johnstons 1930s Foursquare in Elm Heights originally had a wooden front porch, but over eight decades the elements had taken a toll.

Last fall we replaced our leaky wooden porch floor with stamped concrete which has a slight slope. Water no longer pools on the porch, Kaye said. We love sitting on our porch in the springtime to view our yard. From the porch, the flowering trees are just divine to look at. I told Blair we could just move onto our porch and stop living inside. But the reality is that we typically only use our porch in the spring and fall, since I hate mosquitoes, but they love me!

In 2007, Dan Selvaggi and Cindy Lestikow decided to have a 9x 13 screened porch built on the original concrete pad behind their small historic home in Prospect Hill.

Weve been loving it ever since! exclaimed Dan. I truly believe wed have moved by now due to the small living space if not for this addition. Facing west means more direct sun in the late afternoon and evening, but coffee, breakfast and the newspaper happen there most mornings. Late evening is super sweet with loads of fireflies and an occasional passing skunk. Of course, our kitty loves it as it provides fresh air without the perils the outdoors can present an aged cat. More than a few acoustic music sessions have happened out here, too, and so far, no complaints from the neighbors, bless them!

This homes writer is sometimes a homesitter, and a good porch makes the job even more of a pleasure. This summer, good friends going abroad gave me they key to their home. There, I could work without any distractions except those generated by my restless mind. From the vantage point of their dining table, I could see baskets of lush ferns hanging on their wide veranda. When I reached a logical stopping point in my work, I would venture out to the porch and feel the breeze. Some days, when my work was done, my husband would drop by with our dog, and wed enjoy a glass of wine under the ferns before we walked home.

A porch is a very special place, indeed. Thanks to everyone who agreed to share their porch stories for this issue.

Editors note: If you love your porch and would like to have it considered for next years porch round-up, contact homes@heraldt.com.

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Come back and sit a spell on the porch - The Herald-Times (subscription)

There are some good ideas for bringing people together in simple celebrations of life, there are great ideas and then theres Play Music on the Porch Day.

It falls on the afternoon of Aug. 26, a Saturday. The idea is to go out onto the porch or deck or lawn or sidewalk and, mindful that many others around the world are doing the same, create music for free.

That could mean strumming a guitar, performing with a string quartet, humming into a kazoo, anything you regard as music.

At playmusicontheporchday.com youll see that people in 17 countries played along last year and the goal this year is 35.

In Santa Rosas Grace Tract off Fourth Street and Bryden Lane, Annie Cooper is encouraging neighbors to join in and make it a hoot. Annie envisions families and individuals making music, then strolling about to see and hear what others were doing.

If there are lemonade stands, bake sales and other neighborly activities to accompany the music, she figures, all the better.

Our friends in Napa are out in front of this phenomenon with its annual PorchFest, the most recent taking place just two weeks ago. Local bands played for free on 67 porches, many of them attached to historic homes. There were food trucks and happy hordes of music lovers of all ages.

Lets see how much fun we have on Aug. 26, sort of a music-unites-the-world day.

...

SPEAKING OF NAPA, our loss is Napa Countys gain as driven reporter and good guy Derek Moore leaves the PD after nearly 19 years in the newsroom.

Derek shone, you may recall, in reporting stories such as the Napa Valley earthquake, the Golden Gate Bridge suicide of 14-year-old Marissa Imrie, the rocky start of the BottleRock festival and the financial crisis of the regions state parks.

Derek leaves the newspaper to become public information officer for the Napa Valley Transportation Authority. A true newsman, he made clear as he said his goodbyes on Friday that theres much he will miss about his time with the PD.

But the resident of Napa and former reporter for the Napa Valley Register will not miss that daily drive into Santa Rosa.

...

GLENDA ANDERSON, who for the past 13 years covered Mendocino and Lake counties for the PD, just retired. Already were missing her, too.

Before she joined us, she worked for a decade on the staff of the Ukiah Daily Journal. Glenda may travel to Oregon to witness the eclipse and see how it feels not to be thinking all the time of how shell start the story.

...

IF THAT WAS YOU who quietly paid the tab of the diner at Bettys Fish & Chips whose cap identified him as a Vietnam veteran, know that he is grateful.

He told me that whoever bought him his dinner almost certainly could not have known that his wife passed away not long ago.

The loss has him appreciating the kind act all the more.

...

THAT FIBERGLASS in the crawl space and between the walls can be fairly irritating to work with.

Excerpt from:
Smith: Grab your band or kitchen pots for Music on the Porch Day - Santa Rosa Press Democrat

Introduction

Concern about indoor exposure to mold has been increasing as the public becomes aware that exposure to mold can cause a variety of health effects and symptoms, including allergic reactions. This document presents guidelines for the remediation/cleanup of mold and moisture problems in schools and commercial buildings; these guidelines include measures designed to protect the health of building occupants and remediators. It has been designed primarily for:

It should serve as a reference for potential mold and moisture remediators. Using this document, individuals with little or no experience with mold remediation should be able to make a reasonable judgment as to whether the situation can be handled in-house. It will help those in charge of maintenance to evaluate an in-house remediation plan or a remediation plan submitted by an outside contractor1. Contractors and other professionals who respond to mold and moisture situations in commercial buildings and schools may also want to refer to these guidelines.

Molds can be found almost anywhere; they can grow on virtually any organic substance, as long as moisture and oxygen are present. There are molds that can grow on wood, paper, carpet, foods, and insulation. When excessive moisture accumulates in buildings or on building materials, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed. It is impossible to eliminate all mold and mold spores in the indoor environment. However, mold growth can be controlled indoors by controlling moisture indoors.

Photo 2: Extensive mold contamination of ceiling and walls.

Molds reproduce by making spores that usually cannot be seen without magnification. Mold spores waft through the indoor and outdoor air continually. When mold spores land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. Molds gradually destroy the things they grow on.

Many types of molds exist. All molds have the potential to cause health effects. Molds can produce allergens that can trigger allergic reactions or even asthma attacks in people allergic to mold. Others are known to produce potent toxins and/or irritants. Potential health concerns are an important reason to prevent mold growth and to remediate/clean up any existing indoor mold growth.

Since mold requires water to grow, it is important to prevent moisture problems in buildings. Moisture problems can have many causes, including uncontrolled humidity. Some moisture problems in buildings have been linked to changes in building construction practices during the 1970s, 80s and 90s. Some of these changes have resulted in buildings that are tightly sealed, but may lack adequate ventilation, potentially leading to moisture buildup. Building materials, such as drywall, may not allow moisture to escape easily. Moisture problems may include:

Moisture problems in portable classrooms and other temporary structures have frequently been associated with mold problems. For more information see IAQ Design Tools for Schools - Portable Classrooms.

When mold growth occurs in buildings, adverse health problems may be reported by some building occupants, particularly those with allergies or respiratory problems. Remediators should avoid exposing themselves and others to mold-laden dusts as they conduct their cleanup activities. Caution should be used to prevent mold and mold spores from being dispersed throughout the air where they can be inhaled by building occupants.

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Footnotes:

1: If you choose to use outside contractors or professionals, make sure they have experience cleaning up mold, check their references and have them follow the recommendations presented in this document, the guidelines of the American Conference of Government Industrial Hygienists (ACGIH) and/or guidelines from other professional organizations. See

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The key to mold control is moisture control. Solve moisture problems before they become mold problems!

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Photo 3A: Mold growing in closet as a result of condensation from room air.

Photo 3B: Front side of wall-board looks fine, but the back side is covered with mold.

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Assess the size of the mold and/or moisture problem and the type of damaged materials before planning the remediation work. Select a remediation manager for medium or large jobs (or small jobs requiring more than one person). The remediation plan should include steps to fix the water or moisture problem, or the problem may reoccur. The plan should cover the use of appropriate Personal Protective Equipment (PPE) and include steps to carefully contain and remove moldy building materials to avoid spreading the mold.(2) A remediation plan may vary greatly depending on the size and complexity of the job, and may require revision if circumstances change or new facts are discovered.

The remediation manager's highest priority must be to protect the health and safety of the building occupants and remediators. It is also important to communicate with building occupants when mold problems are identified.(3) In some cases, especially those involving large areas of contamination, the remediation plan may include temporary relocation of some or all of the building occupants.

The decision to relocate occupants should consider:

If possible, remediation activities should be scheduled during off-hours when building occupants are less likely to be affected.

Remediators, particularly those with health-related concerns, may wish to check with their doctors or health care professionals before working on mold remediation or investigating potentially moldy areas. If you have any doubts or questions, you should consult a health professional before beginning a remediation project.

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Do not run the HVAC system if you know or suspect that it is contaminated with mold. If you suspect that it may be contaminated (it is part of an identified moisture problem, for instance, or there is mold growth near the intake to the system), consult,

Photo 4A: Contaminated fibrous insulation inside air handler cover.

Photo 4B: Mold growth on air diffuser in ceiling.

Photo 4C: Moldy air duct.

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Photo 5: Mold growth behind wallpaper.

In some cases, indoor mold growth may not be obvious. It is possible that mold may be growing on hidden surfaces, such as:

Possible locations of hidden mold can include:

Some building materials, such as dry wall with vinyl wallpaper over it or wood paneling, may act as vapor barriers, (5) trapping moisture underneath their surfaces and thereby providing a moist environment where mold can grow. You may suspect hidden mold if a building smells moldy, but you cannot see the source, or if you know there has been water damage and building occupants are reporting health problems. Investigating hidden mold problems may be difficult and will require caution when the investigation involves disturbing potential sites of mold growthmake sure to use personal protective equipment (PPE). For example, removal of wallpaper can lead to a massive release of spores from mold growing on the underside of the paper. If you believe that you may have a hidden mold problem, you may want to consider hiring an experienced professional. If you discover hidden mold, you should revise your remediation plan to account for the total area affected by mold growth.

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Table 1 presents strategies to respond to water damage within 24-48 hours. These guidelines are designed to help avoid the need for remediation of mold growth by taking quick action before growth starts. If mold growth is found on the materials listed in Table 1, refer to Table 2 for guidance on remediation. Depending on the size of the area involved and resources available, professional assistance may be needed to dry an area quickly and thoroughly. See:

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Table 2 presents remediation guidelines for building materials that have or are likely to have mold growth. The guidelines in Table 2 are designed to protect the health of occupants and cleanup personnel during remediation. These guidelines are based on the area and type of material affected by water damage and/or mold growth. Please note that these are guidelines; some professionals may prefer other cleaning methods. See

If you are considering cleaning your ducts as part of your remediation plan, you should consult EPA's publication entitled, "Should You Have the Air Ducts In Your Home Cleaned?" (8). If possible, remediation activities should be scheduled during off-hours when building occupants are less likely to be affected. See:

Although the level of personal protection suggested in these guidelines is based on the total surface area contaminated and the potential for remediator and/or occupant exposure, professional judgment should always play a part in remediation decisions. These remediation guidelines are based on the size of the affected area to make it easier for remediators to select appropriate techniques, not on the basis of health effects or research showing there is a specific method appropriate at a certain number of square feet. The guidelines have been designed to help construct a remediation plan. The remediation manager will then use professional judgment and experience to adapt the guidelines to particular situations. When in doubt, caution is advised. Consult an experienced mold remediator for more information.

A more cautious or conservative approach to remediation is indicated in cases in which:

Always make sure to protect remediators and building occupants from exposure to mold.

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Photo 6: Heavy mold growth on underside of spruce floorboards.

Mold can eventually cause structural damage to a school or large building, if a mold/moisture problem remains unaddressed for a long time. In the case of a long-term roof leak, for example, molds can weaken floors and walls as the molds feed on wet wood. If you suspect that mold has damaged building integrity, you should consult a structural engineer or other professional with expertise in this area.

A variety of mold cleanup methods are available for remediating damage to building materials and furnishings caused by moisture control problems and mold growth. The specific method or group of methods used will depend on the type of material affected, as presented in Table 2. Please note that professional remediators may use some methods not covered in these guidelines; absence of a method in the guidelines does not necessarily mean that it is not useful. (9). See

Wet vacuums are vacuum cleaners designed to collect water. They can be used to remove water from floors, carpets and hard surfaces where water has accumulated. They should not be used to vacuum porous materials, such as gypsum board. They should be used only when materials are still wet wet vacuums may spread spores if sufficient liquid is not present. The tanks, hoses and attachments of these vacuums should be thoroughly cleaned and dried after use since mold and mold spores may stick to the surfaces.

Whether dead or alive, mold is allergenic, and some molds may be toxic. Mold can generally be removed from nonporous (hard) surfaces by wiping or scrubbing with water, or water and detergent. It is important to dry these surfaces quickly and thoroughly to discourage further mold growth. Instructions for cleaning surfaces, as listed on product labels, should always be read and followed. Porous materials that are wet and have mold growing on them may have to be discarded. Since molds will infiltrate porous substances and grow on or fill in empty spaces or crevices, the mold can be difficult or impossible to remove completely.

HEPA (High-Efficiency Particulate Air) vacuums are recommended for final cleanup of remediation areas after materials have been thoroughly dried and contaminated materials removed. HEPA vacuums are also recommended for cleanup of dust that may have settled on surfaces outside the remediation area. Care must be taken to assure that the filter is properly seated in the vacuum so that all the air must pass through the filter. When changing the vacuum filter, remediators should wear PPE to prevent exposure to the mold that has been captured. The filter and contents of the HEPA vacuum must be disposed of in well-sealed plastic bags.

Building materials and furnishings that are contaminated with mold growth and are not salvageable should be double-bagged using 6-mil polyethylene sheeting. These materials can then usually be discarded as ordinary construction waste. It is important to package mold-contaminated materials in sealed bags before removal from the containment area to minimize the dispersion of mold spores throughout the building. Large items that have heavy mold growth should be covered with polyethylene sheeting and sealed with duct tape before they are removed from the containment area.

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If the remediation job disturbs mold and mold spores become airborne, then the risk of respiratory exposure goes up. Actions that are likely to stir up mold include:

The primary function of Personal Protective Equipment (PPE) is to avoid inhaling mold and mold spores and to avoid mold contact with the skin or eyes. The following sections discuss the different types of PPE that can be used during remediation activities. Please note that all individuals using certain PPE equipment, such as half-face or full-face respirators, must be trained, must have medical clearance and must be fit-tested by a trained professional. In addition, the use of respirators must follow a complete respiratory protection program as specified by the Occupational Safety and Health Administration. For more information see .

Photo 7: Remediation worker with limited PPE.

Gloves are required to protect the skin from contact with mold allergens (and in some cases mold toxins) and from potentially irritating cleaning solutions. Long gloves that extend to the middle of the forearm are recommended. The glove material should be selected based on the type of materials being handled. If you are using a biocide (such as chlorine bleach) or a strong cleaning solution, you should select gloves made from:

If you are using a mild detergent or plain water, ordinary household rubber gloves may be used. To protect your eyes, use properly fitted goggles or a full-face respirator with HEPA filter. Goggles must be designed to prevent the entry of dust and small particles. Safety glasses or goggles with open vent holes are not acceptable.

Respirators protect cleanup workers from inhaling airborne mold, mold spores and dust.

Disposable clothing is recommended during a medium or large remediation project to prevent the transfer and spread of mold to clothing and to eliminate skin contact with mold.

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The purpose of containment during remediation activities is to limit release of mold into the air and surroundings, in order to minimize the exposure of remediators and building occupants to mold. Mold and moldy debris should not be allowed to spread to areas in the building beyond the contaminated site.

The two types of containment recommended in Table 2 are limited and full. The larger the area of moldy material, the greater the possibility of human exposure and the greater the need for containment. In general, the size of the area helps determine the level of containment. However, a heavy growth of mold in a relatively small area could release more spores than a lighter growth of mold in a relatively large area. Choice of containment should be based on professional judgment.(10) The primary object of containment should be to prevent occupant and remediator exposure to mold. See

Limited containment is generally recommended for areas involving between 10 and 100 square feet (ft2) of mold contamination. The enclosure around the moldy area should consist of a single layer of 6-mil, fire-retardant polyethylene sheeting. The containment should have a slit entry and covering flap on the outside of the containment area. For small areas, the polyethylene sheeting can be affixed to floors and ceilings with duct tape. For larger areas, a steel or wooden stud frame can be erected and polyethylene sheeting attached to it. To minimize the migration of contaminants to other parts of the building, certain places within the containment area must be sealed with polyethylene sheeting, including:

Heavy mold growth on ceiling tiles may impact HVAC systems if the space above the ceiling is used as a return air plenum. In this case, containment should be installed from the floor to the ceiling deck, and the filters in the air handling units serving the affected area may have to be replaced once remediation is finished.

The containment area must be maintained under negative pressure relative to surrounding areas. This will ensure that contaminated air does not flow into adjacent areas. This can be done with a HEPA-filtered fan unit exhausted outside of the building. For small, easily contained areas, an exhaust fan ducted to the outdoors can also be used. The surfaces of all objects removed from the containment area should be remediated/cleaned prior to removal. The remediation guidelines outlined in Table 2 can be implemented when the containment is completely sealed and is under negative pressure relative to the surrounding area. See

Photo 8: Full containment on large job

Full containment is recommended for the cleanup of mold-contaminated surface areas greater than 100 ft2 or in any situation in which it appears likely that the occupant space would be further contaminated without full containment. Double layers of polyethylene should be used to create a barrier between the moldy area and other parts of the building. A decontamination chamber or airlock should be constructed for entry into and exit from the remediation area. The entryways to the airlock from the outside and from the airlock to the main containment area should consist of a slit entry with covering flaps on the outside surface of each slit entry. The chamber should be large enough to hold a waste container and allow a person to put on and remove PPE. All contaminated PPE, except respirators, should be placed in a sealed bag while in this chamber. Respirators should be worn until remediators are outside the decontamination chamber. PPE must be worn throughout the final stages of HEPA vacuuming and damp-wiping of the contained area. PPE must also be worn during HEPA vacuum filter changes or cleanup of the HEPA vacuum.

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Photo 9: Moisture meter measuring moisture content of plywood subfloor

Moisture meters may be helpful for measuring the moisture content in a variety of building materials following water damage. They can also be used to monitor the process of drying damaged materials. These direct reading devices have a thin probe which can be inserted into the material to be tested or can be pressed directly against the surface of the material. Moisture meters can be used on materials such as carpet, wallboard, wood, brick and concrete.

Humidity meters can be used to monitor humidity indoors. Inexpensive ($50) models are available that monitor both temperature and humidity.

A humidistat is a control device that can be connected to the HVAC system and adjusted so that, if the humidity level rises above a set point, the HVAC system will automatically come on.

Use high-quality filters in your HVAC system during remediation. Consult an engineer for the appropriate efficiency for your specific HVAC system and consider upgrading your filters if appropriate. Conventional HVAC filters are typically not effective in filtering particles the size of mold spores. Consider upgrading to a filter with a minimum efficiency of 50 to 60% or a rating of MERV 8, as determined by Test Standard 52.2 of the American Society of Heating, Refrigerating and Air Conditioning Engineers. Remember to change filters regularly and change them following any remediation activities.

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Is sampling for mold needed? In most cases, if visible mold growth is present, sampling is unnecessary. You may consider sampling as part of your site evaluation in specific instances, such as:

Surface sampling may also be useful in order to determine if an area has been adequately cleaned or remediated. Sampling should be done only after developing a sampling plan that includes a confirmable theory regarding suspected mold sources and routes of exposure. Figure out what you think is happening and how to prove or disprove it before you sample.

If you do not have extensive experience and/or are in doubt about sampling, consult an experienced professional. This individual can help you decide if sampling for mold is useful and/or needed, and will be able to carry out any necessary sampling. It is important to remember that the results of sampling may have limited use or application. Sampling may help locate the source of mold contamination, identify some of the mold species present and differentiate between mold and soot or dirt. Pre- and post-remediation sampling may also be useful in determining whether remediation efforts have been effective. After remediation, the types and concentrations of mold in indoor air samples should be similar to what is found in the local outdoor air. Since no EPA or other Federal threshold limits have been set for mold or mold spores, sampling cannot be used to check a building's compliance with Federal mold standards.

Sampling for mold should be conducted by professionals with specific experience in designing mold sampling protocols, sampling methods and interpretation of results. Sample analysis should follow analytical methods recommended by the American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH), or other professional guidelines (see Resources List). Types of samples include:

A number of pitfalls may be encountered when inexperienced personnel conduct sampling:

Budget constraints will often be a consideration when sampling; professional advice may be necessary to determine if it is possible to take sufficient samples to characterize a problem on a given budget. If it is not possible to sample properly, with a sufficient number of samples to answer the question(s) posed, it would be preferable not to sample. Inadequate sample plans may generate misleading, confusing and useless results.

Keep in mind that air sampling for mold provides information only for the moment in time in which the sampling occurred, much like a snapshot. Air sampling will reveal, when properly done, what was in the air at the moment when the sample was taken. For someone without experience, sampling results will be difficult to interpret. Experience in interpretation of results is essential.

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2. Molds are known allergens and may be toxic. You may wish to use Personal Protective Equipment (PPE) while investigating a mold problem, as well as during remediation/clean-up situations. The minimum PPE includes an N-95 respirator, gloves, and eye protection.

3.

4. Although this document has a residential focus, it is applicable to other building types.

5. Resources List has more information on vapor barriers and building construction. It is important that building materials be able to dry; moisture should not be trapped between two vapor barriers or mold may result. See

6. Please note that Table 1 and Table 2 contain general guidelines. Their purpose is to provide basic information for remediation managers to first assess the extent of the damage and then to determine whether the remediation should be managed by in-house personnel or outside professionals. The remediation manager can then use the guidelines to help design a remediation plan or to assess a plan submitted by outside professionals. See:

7. Please note that Table 1 and Table 2 contain general guidelines. Their purpose is to provide basic information for remediation managers to first assess the extent of the damage and then to determine whether the remediation should be managed by in-house personnel or outside professionals. The remediation manager can then use the guidelines to help design a remediation plan or to assess a plan submitted by outside professionals. See:

8. Although this document has a residential focus, it is applicable to other building types.

9. If you are unsure what to do, or if the item is expensive or of sentimental value, you may wish to consult a specialist. Specialists commonly listed in phone books include:

Be sure to ask for and check references; look for affiliation with professional organizations.

10. For example, a remediator may decide that a small area that is extensively contaminated and has the potential to distribute mold to occupied areas during cleanup should have full containment, whereas a large wall surface that is lightly contaminated and easily cleaned would require only limited containment.

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Table 1 presents strategies to respond to water damage within 24-48 hours. These guidelines are designed to help avoid the need for remediation of mold growth by taking quick action before growth starts. If mold growth is found on the materials listed in Table 1, refer to for guidance on remediation. Depending on the size of the area involved and resources available, professional assistance may be needed to dry an area quickly and thoroughly.

PDF Version of this Table

* If mold growth has occurred or materials have been wet for more than 48 hours, consult Table 2 guidelines. Even if materials are dried within 48 hours, mold growth may have occurred. Items may be tested by professionals if there is doubt. Note that mold growth will not always occur after 48 hours; this is only a guideline.

These guidelines are for damage caused by clean water. If you know or suspect that the water source is contaminated with sewage, or chemical or biological pollutants, then Personal Protective Equipment and containment are required by OSHA. An experienced professional should be consulted if you and/or your remediators do not have expertise remediating in contaminated water situations. Do not use fans before determining that the water is clean or sanitary.

If a particular item(s) has high monetary or sentimental value, you may wish to consult a restoration/water damage specialist.

The subfloor under the carpet or other flooring material must also be cleaned and dried. See the appropriate section of this table for recommended actions depending on the composition of the subfloor.

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Follow this link:
Mold Remediation in Schools and Commercial Buildings Guide

IS MOLD AN ISSUE IN YOUR HOME OR BUSINESS?

Water can get into your Nebraska house in many ways: flooding, leaky roofs, basement walls, plumbing leaks, burst pipes, even rain or sprinkler water against the house. Sometimes, you can see discoloration on the walls or ceiling, or you see your floors have warped. Maybe, there is a musty odor in certain rooms of the house or perhaps condensation on the walls.

Unwanted water intrusions can lead to mold growth and if the growth is extensive, some people may become sensitized to high spore levels and develop allergies or other health problems. Gone unchecked, mold growth can damage furnishings, clothes and shoes, as well as the structural elements in your house.

It is generally recognized that exposure to indoor mold is not healthy for anyone. A1 Mold Testing and Remediation Services, Inc. can help locate the source of the water intrusion, the mold growth that has resulted from it, as well as safely and efficiently remove the mold from the personal items and structural elements.Use the websites listed on the "links" page of our website to learn what mold is, how mold grows and what it grows on.

Learn about "Black Mold" and "Toxic Mold", as well as the health effects from mold exposure. You will find out why some molds are more hazardous than others, what some of the symptoms are and who is at greatest risk.

In Lincoln, NE - call (402) 474-MOLD (6653)In Omaha, NE - call (402) 964-2080All other areas - call (866) 875-MOLD (6653)

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A1 Mold Testing | Mold Testing | Mold Removal | Mold ...

Mold (sometimes spelled mould)is a type of fungi of which there are well over 100,000 species. The original thought that molds feed on decaying leaves and wood is only the beginning. Mold will consume anything organic if you add water or moisture: all plant products such as wood and paper which includes paper, drywall, furniture, clothes, flowers (dead or dried); all dead animal products such as house dust, leather, old meat, dog (and cat) feces. Mold tends not to grow on concrete, plastics and resins, glass, ceramic tile unless there is an abundance of dust covering it and good moisture conditions. It is molds digestive result (excrement) that emits a gas that emits that moldy smell. Some molds release gas that has been proven toxic.

Molds are a microscopic multi-cellular organism that for years were thought to be plants, even though they consume other organic matter. Then it was discover that molds lack that important plant ingredient, chlorophyll. This discovery has solidly placed mold outside both the plant and animal kingdom. The exact classification of mold has proven to be very elusive to scientists. Considering strange facts such as: mold does not have a stomach, can live dormant for hundreds of years and has been proven in tests to actually have a rudimentary intelligence. It is clear we are dealing with a very curious link in the Earths biota.

Mold is nearly everywhere yet is not seen to the naked eye until it gathers in colonies. Its growth rate once provided with with water or even a small amount of moisture is typically exponential. Visible mold represents a lot of mold. 1 million spores per square inch is not an unusual count in a growth colony. Regarding the inside of an enclosed area such as a house or basement disturbing this mold even with the slightest breeze can send tens of thousands of mold spores into the air and unto other non affected areas. That is why mold removal and remediation is done under such strict measures of containment.

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BASSETT, Neb. Mandy Davis is behind the front desk of the Bassett Lodge at 11 p.m. to hand you your room key a big, old-fashioned brass thing on a hefty blue key chain.

Shes there at 7:30 a.m. the next morning, making sure the coffees hot for the local womens bridge group.

Shes there through the Sand Hills high tourist season, when the Range Cafe and historic hotels rooms fill up with sand-covered Niobrara River tubers. Shes there in early fall, when Sturgis bikers stop on their way to the South Dakota rally. And shes there in the middle of winter, when a raging blizzard that drops a foot and a half cant keep locals out of the dining room.

That dedication can be expected from Mandy and her husband, Dale, who, with no experience in either hotels or restaurants, took over the architectural gem to ensure it stays open and Bassett, population 562, stays on the map.

Mandy laughs, and shakes her head when she thinks about the past year and a half, 18 months that changed her life and Dales life, and their six childrens lives, too. She laughs when she thinks about how taking over the about-to-close Bassett Lodge and Range Cafe the heart, some say, of this north-central Nebraska town changed everything for them.

You want to know the truth? Mandy asks. We love this community. I dont know what it would be like without this place.

The Bassett Lodge opened in 1951 on the town's main street to cater to livestock buyers and Sand Hills tourists.

The Bassett Lodge and Range Cafe is the sort of place that nowadays exists only on picture postcards, a relic of a past when cattle buyers descended on small Nebraska towns like this one for booming livestock sales. Those ranchers needed a place to socialize and spend the night, and the Bassett Lodge became famous for providing just that. Now, livestock sales have consolidated, and only a handful of sale barns remain.

The Lodge opened in 1951 on the towns main street, a fine example of art moderne architecture, with its glass-block windows and simple dark-brick facade with rounded corners.

The vintage lobby a time warp of decor, changed little since 51 is made of mahogany wood and trim, with padded green wainscoting and a low fireplace along one wall. Green couches and comfortable chairs fill the space, dating from a time when guests preferred to mingle in the lobby instead of hunker down with cellphones in their rooms.

A switchboard that used to send calls to guests still sits behind the front desk. To its right, a painting of a curly-haired bull called Grand Pappy seems an especially appropriate welcome committee. In the adjoining Range Cafe, a long diner-style bar has its original low, swivel stools. Green and brown booths mirror the color scheme of the lobby. Its a comfortable spot both for tourists and locals, and its story, by this point, is Bassett legend.

Two generations of the Lackoff family ran the hotel for decades. Under their hand, the decor remained unchanged for a half-century. A group of business owners took the hotel over and kept it open.

Gale Simmons and Tony Ford, brother and sister, took it over around 2012. They added and renovated bathrooms, updated the beds and added television sets. Simmons and Ford put the hotel on the market in 2015; few buyers came forward. Late that year, they announced the hotel would close. The plan was to auction off the historic decor and contents of the cafe.

Potential buyers came forward. The Davises were the only ones from Bassett.

Dale had moved to town in 2001, when he started working for Nebraska Game and Parks. Mandy moved there in 2012.

Hes originally from Decatur, and shes from Sargent. Though theyre not natives, they both said sustaining the Lodge became a passion.

The Lodge closed for two weeks in December 2015, before the Davises officially took over, and opened again in January under their control. Ford stuck around to cook and help Mandy and Dale learn the ropes a huge help, she said, especially because they had not worked in the hospitality world. (Mandy formerly worked as a medical lab technician, and Dale still works for Game and Parks as a conservation officer.)

There was a lot of relief, said Marty Moravec, vice president of the Bassett Chamber of Commerce. When one of the major businesses in town closes, it seems like the rest of them arent far behind. It was a huge relief knowing it would stay open.

The hotel and cafe are no easy beast to care for, and Dale has become intimate with the quirks of this old place.

The main short-term goal: to keep everything running. The long-term goals: to install individual climate controls in each room. Dale would like to update one of the pods of rooms on the hotels second floor that have one shared bathroom for a few rooms and market them to cyclists riding the nearby Cowboy Trail. Theyd like to install more electrical outlets and finish remodeling every room.

We have never done anything like this, Dale said. I was in the Marines. Thats similar.

Someone has to stay at the Lodge every night Its a 24/7 business, Dale said and back in the day, the Bassett Lodge had a full staff. Not so these days. Either Dale or Mandy is there four nights a week, and an employee stays the rest of the nights. When the Davises spend the night, they stay in an apartment thats big enough for the two of them and the four of their children who still live at home. (The two oldest are in college.)

Its been a big change for the whole family, Mandy said. Our kids are being raised here.

Clockwise from left, Bassett residents Mary Morton, Faye Smith and Sharon Bussinger play bridge with Melissa Osentowski of Rose, Nebraska.

The familys gotten support from travelers, especially this time of year, but also from Bassett residents.

We have a lot of return guests, Dale said. People who come here every summer, or people who grew up here and come back.

When class reunion season comes around, the Lodge lobby is busy with parties. The same goes for graduation season. And the cafe gets packed with locals on the weekends and, on weekday mornings, with retirees.

Small towns are very supportive, Dale said.

Mary Morton, who plays bridge in the Lodges lobby, saw the hotel being built as a child in Bassett and said little has changed since then, both in how the hotel looks and the role it plays in Bassett.

The cafe is a social hub, she said. It means a lot to the town. If it closed, the town would just kind of shut down.

Moravec agrees: From a tourism standpoint, its huge. And for the locals, it provides another place to eat, which is a nice option in a town of 600-some people.

Since the Davises took over, Moravec said even more locals are supporting the cafe.

The scare of it not being there maybe influenced more people to give them some business, he said. People love seeing, especially in todays day and age, the whole family working together for a common goal.

The Davises do rely on their kids for help around the hotel. But even after theyre all grown and gone, Mandy and Dale are in the Bassett Lodge for the long haul.

I couldnt face the people in town if we sold it, she said. We arent quitters.

Food critic Sarah Baker Hansen is from Omaha. Columnist Matthew Hansen grew up in Red Cloud. As a married couple they travel Nebraska to share with each other little-known people, unexpected stops and memorable foods. Come along and discover more of what the state has to offer in "The Better Half," an occasional series prepared with support from the Nebraska Community Foundation.

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With no experience, family keeps hotel, cafe and small Nebraska town from shutting down - Omaha World-Herald

Over the 17 years we lived in a 1939 brick Colonial, my husband and I periodically flirted with more modern houses. We came close to buying three of them but never went for it until last summer. After 15 years of writing about home design, I knew going in that several spaces were more before than after. Still, the post-and-beam home in Arlingtonbuilt by the Acorn Deck House Company in 1990checked all our boxes for style and setting, with its open spaces and huge windows framing a nature trail and a wooded hillside.

Thanks to all the time Ive spent writing about other peoples projects, I wasnt too worried about diving into one of my ownwhich isnt to say everything went as planned. Initially, we budgeted about $115,000 to focus on remodeling the kitchen and waterproofing the basement. We wound up redoing both areas, plus two others, spending more than $140,000, and living in the house for all but two weeks of the construction. Here are my notes on what we learned along the way.

Budgeted:$100,000.

Spent:$100,675.

Time estimated:Six weeks.

Time it took:Eight weeks.

Among other problems, the original kitchens laminate cabinets were nearly hanging off their hinges, and the island was inexplicably small. Though the galley layout was sound, we enlisted Nadia Subaran of Aidan Design to figure out how to fit a larger island, extend the counters the length of the wall, and help us pick countertops and cabinets. Her team seamlessly incorporated our choices for appliances, hardware, and finishes into the layout. When you hire a professional design firm like Subarans, you can expect to pay for an initial site visit, measurements, and drawingswhich cost about $2,500and to buy the big-ticket items such as countertops and cabinetry through that company.

I think its worth hiring pros because they shepherd the whole project for you, helping keep you on time and budget. Of the money we spent on the kitchen, more than $52,000 went to Aidan Designand, full disclosure, that was after Subaran gave us an unsolicited 10-percent discount because were friends. We still went slightly over our original budget because we splurged on handmade pendant lights from Hubbardton Forge and custom barstools from Willem Smith.

Biggest headache:The main living areas were behind plastic sheeting for two months, and the construction dust still got everywhere. Meals consisted of frozen dinners zapped in a microwave set up in the lower-level family room.

Unforeseen issue:We had major problems with the down-draft vent that rises behind our stove. The appliance salesman gave us incomplete measurements, so the cabinet guys didnt leave enough space for the exhaust ducts when they installed the cabinetry around the range. Luckily, this kind of ductwork can be installed in a variety of configurations, though it took two more weeks to come up with a solution and about $250 in extra parts to get it right.

Best bang for the buck:Our quartzite island countertop, called Taj Mahal. Its coloring and scale unify the kitchen and family room. The 12-foot-3-inch slab cost more than $10,000but makes me smile every day. We eat most of our meals there, and it doubles as a buffet.

Budgeted:$0.

Spent:$13,282.

Time estimated:Two weeks.

Time it took:Four weeks.

A gigantic space overlooking the entry was large enough for two rooms, but it didnt have a clear purpose and it felt cold and unfriendly. While we didnt initially planor budgetto redo it, we decided it was now or never. Like the basement, it felt like a monumental waste of space not to get any real use, and we still didnt have a place for our books and record albums. So we raided our savings accounts to turn it into an inviting library and office area, with plenty of storage.

Grasscloth-like vinyl paper now covers the walls, which are wrapped in custom oak shelving. I got advice from several interior-designer friends during the reno, including a tip from Andrea Houck that vinyl paper is ideal for shelves

because books and other items wont scuff it. My husband, Jim, designed the shelves, which include a built-in desk and clever hanging wood panels that screen the TV and stereo equipment.

Biggest headache:Jim had a hard time explaining to the carpenters how he envisioned the TV/stereo screen workingit hangs on a roller track, similar to sliding closet doorsplus they kept losing his plans.

Unforeseen issue:What were supposed to be 13-inch shelves to hold 12-inch record albums were cut an inch too shallow. The carpenters installed and stained all that beautiful oak before we realized their error. They had to cut, stain, and attach an extra inch of hidden wood in back. Because it was their fault, they didnt charge for the extra work and materials.

Biggest bang for the buck:Using screen panels instead of fully enclosed cabinetry to hide the TV and stereo components saved us thousands.

Budgeted:$0.

Spent:$1,500.

Time estimated:Two days.

Time spent:Two days.

This is another room that wasnt initially on our renovation radar, but with each passing day after we moved in, the dark, depressing little space became more of an irritation. Wed already finished the basement, then the kitchen, then the library. After making it through nearly six months of work, tacking on a two-day update to the powder room seemed well worth it. We found a fantastic vanity for $875 on Overstock.com that complemented the aspen-tree wallpaper Id been eyeing. Sconces from Schoolhouse Electric added a mod touchand we kept the rooms only attractive feature, a white-framed mirror from Ikea.

Biggest headache:We initially bought peel-and-stick wallpaper, but our paper-hanger, Michael DiGuiseppe, told us to return it and get the real stuff. Peel-and-stick isnt printed on paper, he explained, and tends to have a cheap, plastic-like sheen. Also, real wallpaper is easier to install. DiGuiseppes advice was spot-on, but the return process was a pain.

Unforeseen issue:Not a big deal, butthe light switch. Normally, switches are to the right of door frames as you enter a room, but because this door originally opened inward and to the right, the switch is on the left. I still reach to the right every time I go in.

Biggest bang for the buck:When the door opened inward, it blocked the vanity and you had to back up to the toilet just to close the door. We asked our contractors to change the hinges so the door opens out. This tiny changewhich cost nothingmade the room feel so much bigger.

Budgeted:$15,000.

Spent:$24,800.

Time estimated:Two weeks.

Time it took:Five weeks.

We went in for waterproofing reasonsan old French drain needed to be replaced. But we quickly realized that with a little sprucing up, we could fit much more than storage in the 1,000-square-foot basement.

We tiled the concrete floor, installed decent lighting, and painted. Now the kids can watch TV while playing pool, and my husband and I can use the workout area. We kept the other half of the room for storage.

Biggest headache:Not being able to store stuff down there for so long. We had boxes crammed in everywhere upstairs.

Unforeseen issue:Painting the ceiling, rafters, and overhead ductwork achieved the intended effectit almost feels as if theres no ceilingbut we didnt know that when you paint ducts, youre not supposed to turn on the air conditioning until theyre dry. Because the cold air created condensation, it was raining paint the morning after we moved in, during the thick of Julys heat.

Biggest bang for the buck:Painting the space for $2,850 rather than spending an extra $10,000 to install drywall. The crisp white walls and dark ceiling truly transformed this dingy basement.

Jennifer Sergent, a design writer in Arlington, blogs at dcbydesignblog.com.

This article appears in theAugust2017issue of Washingtonian.

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Before and After: Behind the Scenes of My $140000 Home Remodel - Washingtonian.com

First-time homeowners took advantage of the solid bones of their 1904 house and added longevity, function and beauty.

JEFF PELLETIER APPROACHED the achy Queen Anne Craftsman like a skilled orthopedic surgeon, noting the age of the patient, assessing her weary bones and ultimately knocking her out and opening her up.

This was a major operation.

This is the first home for Kaitlyn and Jason Tamulonis, and its an old one, built in 1904. They loved its walkable neighborhood, its proximity to family and its charming aesthetic, but it had been limping along with painfully poor circulation since an unfortunate remodeling incident in the 1980s.

Assorted ailments included a sunken family-room addition that was like two separate homes next to each other; an enormous master bath with no shower; a massive master bedroom with no closets; and a series of really tiny, closed-off rooms, says architect Pelletier, of Board & Vellum.

A lot of older homes typically have large, open spaces; this was the most cramped house Ive ever worked on, he says. Early on, like a ball of string, we could slowly pull it all out and have it make sense. We tried to keep what we could, but the whole house was gutted.

And now its cured, thanks to the fusion of a strong, central spine: one single staircase.

The biggest problem was staircases everywhere: The front stair was like a dollhouse staircase, super-tiny; the one to the basement was like a ramp; and the addition had two staircases to the basement, Pelletier says. The staircase kind of designed the house. Solving the stair problem allowed everything else to happen.

Lots happened. By opening up the main floor, we created a grand space for entertaining, a quiet window seat off the entry and a generous mudroom at the back entrance, Pelletier says. The addition a few steps lower than the kitchen is now better integrated with the rest of the home. The house now has three full levels of living space, including a finished basement and second-floor master suite. Outside, theres a new front porch, an enlarged upper deck and a coordinating new two-car garage in back.

The result: beautiful, updated balance that works for the way a young family lives (Jason and Kaitlyn have a baby daughter, Julia, and a fuzzy pup, Kascade).

When youre planning, you look at compromises, Pelletier says. How do you turn whats there into opportunity? What battles do you fight? The goal was to have it all make sense, on a budget.

Smaller things made a big difference, Jason says. The upstairs front bedroom was slightly massaged and enlarged just enough after an earlier staircase vacated, says Pelletier, creating breathing room for a cozy nook.

Downstairs, expanded window wells pour light into Jasons office; a guest bedroom; and a big, open play area, where once there were crowded bedrooms, a utility space and a bizarre little bathroom aka, not a space you wanted to hang out, Pelletier says.

Off the family room, a mysteriously sited tall shower made way for a lovely mudroom, with built-in cubbies stuffed with baby and dog gear. And the newly proportional master suite gained a lovely shower and closet space.

Aside from that one critical, fully exposed staircase, Kaitlyn says, We dont feel like we splurged a lot. We got everything done in one go, with everything baby-friendly.

Like any professional with a first do no harm outlook, Pelletier is thrilled to have had a go at rejuvenation in the first place.

As first-time homebuyers, instead of tearing it down and building a box, they kept the bones that were there, he says. I love to remodel older homes. So many are chopped off. Theyre not sustainable. I feel like this remodel lasts another 100 years. The bones of the home are right now.

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A Queen Anne Craftsman gets a major remodel - The Seattle Times

Thanks to help from BB&TOswald Trippe and Company, visitors to the Kids' Room at Hope Hospice House in Fort Myers will be greeted by new toys and DVDs, a TV, artwork and fresh furnishings in a completely updated space that serves as a cheerful respite for children with family members in Hope's care.

After selecting Hope Hospice as the recipient of its Safeco Lighthouse Project grant, BB&T team members worked together with Hope to coordinate renovations throughout the summer.

"We had a great time remodeling the Kids' Playroom. We helped to create a warm and inviting place for children and parents to unwind while visiting their loved ones," said Stacey Mercado, marketing and sales development specialist at BB&TOswald Trippe and Company.

Photo provided

BB&T representatives, from left, Peaches Gendron, Melissa Wisniewski, Stacey Mercado, Eric Riemenschnei-der and Shernette Atkinson, with Samira K. Beckwith, right, the CEO and president of Hope Hospice

Updates to walls, flooring, furniture and decor completed the new playroom.

"We are so grateful to BB&T for volunteering their time and making the Kids' Room renovation a reality," said Samira K. Beckwith, president and CEO of Hope Healthcare. "Caring community partners like BB&T help us make a difference to the families we serve."

Hope Healthcare is a nonprofit health care organization dedicated to providing care and comfort to every individual and their loved ones as they fulfill life's journey.

Call 239-454-3100 or visit http://www.HopeHCS.org.

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BB&T - Oswald Trippe and Company helps with renovation of Kids' Room at Hope Hospice House - Cape Coral Daily Breeze

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