Coastal Risk Management Inc.
Common Sense Solutions for Indor Environmental Concerns  		 
Home | About Us | Services | Clients | FAQs | Resources | Contact
Toll Free: 888-822-6653

Environmental Services

Coastal inspectors have been certified by:

ET&T
Environmental Testing and Technology

Certification is based on advanced technical training for mold remediation in buildings.

Certificate is approved by:

ACGIH
American Conference of Governmental Industrial Hygienists

Bonded and Insured.

General Contractor License #B710352



 

Lead Paint Abatement  [TOP]

Here are some statistics of which you should be aware.

According to the Department of Housing and Urban Development (Needleman Study) 74% of all private homes built before 1980 contain some lead paint.  According to the same study, a staggering 3 to 4 million children under the age of 6 are at risk to have blood lead levels over 15 micrograms and children with high lead levels are 6 time more likely to have reading disabilities.

The Center for Disease Control stated in October, 1991, that “the scientific evidence was so overwhelming and compelling that children suffer mental problems when their blood contains even 10 micrograms of lead per deciliter of blood.”

Public Health officials all agree that lead is now the # 1 environmental threat to children, far surpassing radon and asbestos.

When is Lead a health hazard to your family or tenant?

Lead based paint (LBP) is the most common cause of lead poising.  One flake of paint weighing only 10 milligrams (about the size of a fingernail) can easily contain over 3 milligrams of lead.  Renovation, remodeling and sanding of paint have caused lead dust to be sent airborne and spread, unknowingly throughout a home.  The normal opening and closing of a window is a primary source of lead paint chips.

If there is LBP, what can be done to abate it?

Coastal uses trained employees who will work within the framework of all applicable regulations.  The latest consensus of opinion is that walls and ceilings containing LBP which are in good condition should be repaired, maintained and monitored but not abated and that windows, doors, floors, molding and trim should be abated whatever their condition.

Replacement of LBP surfaces with new surfaces is not appropriate on windows, sills, woodwork and doors.  The advantage is that the LBP is abated at a low cost with a minimum of toxic wage and your home is upgraded.  This method won’t be appropriate where restoration of existing architectural features is desired.

Removal includes scraping the LBP surfaces using hand scrapers, chemicals, solvents and strippers.  All of the LBP is removed from contaminated surfaces in your home.  The surface is then primed and refinished.  The advantage of removal is that all the LBP is removed from the home.  Lead paint contaminated soil around the outside of the house should be removed or covered over with gravel or sod.
 
Encapsulating and covering involves covering the LBP with paneling, sheetrock, Formica or the application of an encapsulant which will provide a good solution to the problem of LBP contamination.  Exterior surfaces may be covered with vinyl siding but should first be treated with an encapsulant to prevent LBP contamination during the installation of these materials.  The disadvantage is that the LBP is still in the house and may have to be dealt with in later years if the house is renovated or demolished.

The only way to determine which method would be best for you is to have a consolation with an abatement contractor who will survey your needs and goals.  No two homes are alike and a combination of alternatives might be appropriate.

Is LBP removal really worth the cost?

How can you put a value on the health of your loved ones, tenants and workers?  But beyond the satisfaction of knowing exposure to this material has been eliminated, there is a realistic economic and presents a risk to the owner.  Home inspectors are red flagging buildings with LBP problems and banks are not granting mortgages until the LBP has been abated.  In most cases the cost of removal is probably considerably less than you think.
Asbestos Abatement  [TOP]

What is Asbestos?

It is a natural mineral found in rocks and has a strong resistance to heat, cold and fire and is just about indestructible.  The fibers can be woven into a number of fabrics and used to strengthen materials such as plastic and cement.  It can also kill.

Asbestos is invisible to the naked eye and the fibers are easily breathed in and the lungs have no defense.  There is no such thing as a safe exposure level to Asbestos.

When is Asbestos a hazard to my family or my tenant?

Asbestos containing material (ACM) becomes hazardous when damaged or when it is deteriorated.  When ACM deteriorates it becomes friable (flaky and can be pulverized into powder with hand pressure) releasing both visible and invisible Asbestos fibers into the air.  The fibers you can’t see can be inhaled and lodged into the lungs.  After a period of exposure, these fibers can cause Asbestosis, lung cancer, mesothelioma and other Asbestos related diseases.  The most dangerous result of this exposure usually isn’t evident for 15 to 20 years after exposure.

Where is Asbestos usually found?

  • Exterior Walls
  • Furnaces, Boilers, heaters & Piping
  • Floor Tiles and Mastic
  • Sheet Vinyl Floor Covering and Mastic
  • Spray on Acoustic Materials
  • Roofing Materials
  • Tape (used in wrapping pipes and water heaters)
  • Fire Proofing
  • Plaster
  • Caulking
  • Paint
  • Ceiling Tile

What should I do if I find Asbestos in my residence?

All Asbestos should be removed when it is in a “friable” state and has deteriorated.  If you are remodeling or replacing items containing or covered with ACM, it is a good idea to remove the ACM.

Is the removal process safe?

Any contractor who removes or repairs and encapsulates Asbestos must have a valid Asbestos Contractors License and all employees must be state licensed handlers.  The latest technology for pipe and duct covering removals is the glove bag method.  In this process workers insert their hands into the sleeves and gloves of the plastic bag, which is totally sealed around the pipe or duct.  There are special portals for the use of spray bottles and a HEPA vacuum.  All of the contaminated fibers stay in the bag and never come in contact with the outside environment.

Coastal takes additional precautions.  Our employees seal the work area off from the rest of the house or office by sealing all openings and place plastic on the floor.  The glove bag method is the most widely used in private homes and is the safest and most economical.

There are situations where the glove bag can’t be used (such as boiler and ceiling Asbestos removal).  In such cases we erect critical barriers by totally plasticizing all the walls and floors and we must establish negative air filtration through the use of special machines equipped with HEPA filters to trap all the Asbestos particles.

After we remove the Asbestos, the pipe of other surface must be sealed with a post abatement lock-down sealant.  This is because no amount of scrubbing will remove all the microscopic fibers and these must be permanently bonded to the pipe.

How can we tell if our property is properly cleaned and the air quality is acceptable?

In accordance with the appropriate law, air monitoring and laboratory sample analysis must be performed by an independent third party, before and after removal.  We can recommend and arrange for a laboratory to do this or you can choose your own laboratory.  The technician, licensed by the State, will collect a specific volume of air in a cassette using a vacuum pump.  Large projects may require continuous monitoring and sampling.  Monitoring and analysis is not required for ACM roofing materials.

Is Asbestos Removal really worth the cost?

How can you put a value on the health of your loved ones, tenants and workers?  But, beyond the satisfaction of knowing exposure to this deadly material has been eliminated, there is a realistic economic consideration.  A building with Asbestos has a lower resale value and presents a risk to the owner.  Building inspectors are red flagging buildings with Asbestos problems.  In most cases the cost of removal is probably considerably less than you think.
Mold Services for Realtors  [TOP]

We offer a common sense, inexpensive solutions to home buyers and home sellers when mold is discovered and becomes an issue.

We've simplified the process by combining all the services needed into one phone call. Mold/moisture inspections, indoor air quality surveys, specimen sampling, odor control and complete remediation. Friendly, professional service at very reasonable prices.

When home buyers should call Coastal Risk Management:

  • When home buyers are concern about a previous water intrusion
  • When the home inspector detects moisture anywhere within the home
  • When newborns or elderly are moving into a new home
  • When musty odors are noted in the home
  • When water marks are witnessed on the ceilings or walls.
  • When mold is noticed anywhere within the house

When home sellers should call Coastal Risk Management:

  • When ever mold is noticed
  • After any water intrusion has occurred
  • After roof leaks or plumbing failures
  • Before you list your home for sale

Our services include inspections, assessment, air quality checks and remediation. It makes realtors jobs easy by relying on 1 company to remedy any mold problems that may obstruct the sale or purchase of a home.

Mold Services for Property Managers  [TOP]

Landlords and Property owners: Don't be afraid of mold.

Coastal Risk Management specializes in solving mold problems in multi-unit residential buildings.

Often times tenants are unaware that most molds are harmless and solutions are relatively simple and quick. It is our job to not only locate problems and advise management of a solution but also to put the resident's minds at ease.

  • We use the latest technology to locate mold and trapped moisture.
  • We provide you with an honest common sense assessment of the situation and the appropriate solutions.
  • All client reports remain confidential. Information is only shared with the client's expressed permission.

Coastal limits your liability in two ways:

  1. When tenants call we act promptly and to provide an assessment. It shows concern and good faith.
  2. When remediation is necessary contracting Coastal to perform the remediation will protect your employees from being exposed to an unhealthy working environment.

We work with many large and small property owners and management companies. We also belong to the AOA Apartment Owners Association of Southern California and The Apartment Association, Southern California Cities.

We always guarantee an extremely high level of service that you can depend on.
Mold Services for Homeowners  [TOP]

Your family's health is very important. True peace of mind comes from knowing your home provides a safe and healthy environment to live in.

Water intrusion and high humidity levels can create a mold friendly environment in walls under carpets especially when living space is below the grade. Excessive mold can usually be discovered visually or by detecting musty odors. However sometimes water is absorbed into areas unnoticed and grows to possible health risks.

If you suspect health risks due to excessive mold have a professional inspect and assess any potential problems. Our certified inspectors are trained to locate mold and mold friendly environments within walls, ceilings and floors. Our reports provide a room by room assessment and where necessary develop a scope of work.

We recommend an inspection and possible air testing when:

  • New born infants or seniors are moving into your home for the first time
  • You notice damp musty odors near plumbing fixtures or exterior walls
  • When excessive mildew develops in closets and confined areas
  • After plumbing failures, pipe leaks, drain overflows or irrigation problems
 

Regardless of the variety of treatments and new inventions the only recognized set of guidelines were developed by the Environmental Protection Agency (EPA) and The New York City Department of Health (NYC DOHMH).

These two sets of guidelines are similar in protocol and we follow them to the letter.

Mold Inspection  [TOP]

It's true, the visual assessment is the most important part of any mold inspection. Recognizing visible mold and signs of water intrusion can help develop accurate assessments.

Inspection tools include moisture meters and testing equipment for air and interior surfaces. Moisture meters are useful for uncovering wet or damp areas inside walls and floors. Air tests can help determine if health risks may be present due to excessive mold. Our experienced inspectors take the time to get to the heart of the problem the most economical way.

Our reports offer a room by room assessment of our findings and provide remedial and preventive recommendations. When remedial work is needed, we outline the parameters of the affected areas and provide a scope of work for remediation. Our reports usually get to our clients next business day

We understand that not every situation calls for the exact same response. We offer full home inspections, limited inspections, sampling reports and remediation estimates. Our common sense approach tells us our clients would be better served if our services matched their needs.

Full Inspection

We inspect the entire home and garage. We scan floors and walls around all the plumbing areas throughout the home. Kitchen, bathrooms, water heater, air conditioning unit, hose bibs, washer dryer units and external walls. We look for visible mold, wet walls or floors, signs of previous water intrusion, and mold friendly environments.

Limited Inspection

In the case where there is just a single area in question, we offer inspections that are limited to the suspected area. We'll investigate the moisture source and develop a scope of work if needed for that isolated area.

Sampling Reports

Air testing, wall cavity testing, tape lift sampling, contents sampling are all tools to be used in creating an accurate assessment. We are trained in sample collection and use an independent laboratory to conduct the analysis. Results come in 3 to 5 working days but when needed can be rushed within 24 hours.

Remediation Estimate

It's important to know what to look for on an inspection and we feel it's equally important to know what to do once you find it. That's why we offer a scope of work and preventative recommendations with our reports. It helps our clients understand the parameters of the situation and what should be done.

Qualified Inspectors

Each inspector has been certified in the proper techniques for assessing and the removal of mold affected materials. The certification program is conducted by ET&T Environmental Testing and Technology and approved by the IICRC Institute of Inspection Cleaning and Restoration Certification and the ACGIH American Conference of Governmental Industrial Hygiene. We also have been formally trained in sample collection techniques for air, wall cavity, surface and contents sample collection.
 
Mold Remediation [TOP]

Mold problems in residential buildings are generally handled through the same process.

  • Identify the moisture source. Take the necessary steps to control the moisture.
  • Assess the affected areas. Develop a Scope of Work for remediation.
  • Follow accepted guidelines throughout the abatement process.
  • Have an independent laboratory analyze the post remediation samples.

Regardless of the variety of treatments and new inventions that are emerging today, the only recognized set of guidelines were developed by the EPA Environmental Protection Agency and The New York City Department of Health a few years ago. These two sets of guidelines are similar in protocol. They offer a safe and controlled procedure for removing mold affected materials. At Coastal, we follow the guidelines to the letter.

Guidelines tell us that procedure for remediation is determined primarily by the square footage of the affected area. Small jobs (less than 10 square feet) may be handled by regular maintenance staff as long as they use dust suppression methods and personal protection. However, large jobs should be performed by professionals skilled in proper remediation techniques. The type of mold generally doesn't alter the remediation protocol. Following is a general breakdown of the remediation process.

Assessment

Take the time to develop an accurate assessment. It can save everyone time and money. It provides the game plan, timeline and cost analysis for a safe and efficient remedial project. We include a scope of work with our reports when needed.

Containment

Proper containment is critical for keeping dust and airborne mold spores within the work area. Containment is also used to create a pathway to remove mold affected materials out of the building. Negative air pressure is also part of the guidelines and once established, it creates a vacuum within the containment that prevents dust and mold spores from escaping to unaffected areas of the building.

Materials Removal

Mold affected materials are double bagged, sealed and transported safely out off the premises. There are no special requirements for the disposal of moldy materials.

Wire Brushing

Once a wall cavity is opened, the wood supports are wire brushed to remove surface mold. Dehumidifiers may be needed if the area is wet.

Vacuum & Cleaning

Dust and debris is vacuumed away with vacuums containing HEPA filters. The area is then treated with an antifungal solution. Hard non-porous surfaces can be cleaned with an antifungal solution. After the area has thoroughly dried the area is ready for testing.

Clearance Testing

Post remediation clearance testing is used to determine if the airborne mold spore counts are normal. Normal mold spore counts should be equal to or lower than the outdoor counts. The work area should be clean dry and dust free prior to collecting the air sample. The samples are sent to an independent lab for analysis and the results help determine if the work area has passed clearance or if additional work is needed.

Reconstruction can begin only after this process is successfully completed.
 

Air Testing  [TOP]

Accepted guidelines state that air sampling need not be part of a routine inspection and where visible mold is present, may not be needed at all. When sampling is conducted it should be done with a purpose. It's a tool to be used to help develop a broader perspective of the situation or provide clearance after remedial work.

We recommend air sampling for the following:

  • To insure an affected area has been properly remediated.
  • To determine the extent of an affected area.
  • When home buyers are investing in a new home.
  • After a flood or major plumbing leak where wall board has gotten wet.
  • Any time health issues are suspected of being caused by moldy conditions.
  • To help identify the source of hidden musty odors.
  • When new born babies or senior citizens are moving into a new home.
  • Any time litigation is pending.

However keep in mind that air sampling is not an exact science. Atmospheric conditions change frequently and false positives happen for a variety of reasons. Isolating the areas to be tested is critical for accurate results. Lastly, test results should always be used in a general sense.