Summary: Untrained or less than reputable mold remediators use encapsulation to simply paint over mold and then considerably over-charge uninformed property owners for this inappropriate service. Painting over mold, whether dry or actively growing, with Kilz or another paint product is not an acceptable treatment or remediation strategy for mold in homes or businesses.

‘Encapsulation’ is a shortcut used to substitute for the standard process of killing and then removing the components of mold growth properly. (Proven antimicrobial products along with mechanical processes are required to truly remove mold growth.) Sometimes called mold sealant or mold paint, an encapsulant just covers over mold rather than removing it. By only hiding the mold, encapsulant paints will not reliably kill molds and may instead provide water to nourish and activate the mold causing it to release spores and toxins into the structure. Painting or encapsulating mold should never be the basis of a mold remediation. (See story below.)

There can be very rare situations calling for the use of encapsulation at the end of a remediation process. Materials such as lumber must be dried to standard and the source of any moisture found and resolved. Only then can encapsulation be used to waterproof clean and dried materials to help prevent future water damage. There may be very small amounts of mold in places that would only be accessible with major demolition. In this case, the cost of demolition outweighs the problem of a small amount of mold which can be prevented from releasing spores through encapsulation. Finally, encapsulation may be used to coat materials as a way to prevent future mold from growing but only after a thorough remediation treatment.

How can you know if your mold remediator is trying to hide mold and mildew with paint? Any encapsulation product should be transparent so a third party can observe that no mold growth remains. If your mold guy plans to use a mold paint encapsulant that is colored, usually white or grey, then they are likely intending to cover up their inability to actually kill and remove the mold and its staining. Take the time to ask how the work will be done. If it will be opaque painting on top of the mold, find another contractor.

Ed McMahon Settles Suit Over Mold for $7.2 Million

"It started with a broken water pipe, which is not a big deal," said McMahon's lawyer, Allan Browne. "It turned into a horrific nightmare that only Stephen King could write about."

A spokeswoman for the insurance company declined to comment.

McMahon says the pipe exploded last July in his home, flooding his den. The company arranged to clean up the mess, but McMahon's lawsuit says the contractors simply painted over the mold — known in the germ community as stachybotrus chartarum — and didn't give McMahon any reports about the infestation.

Soon after the incident, McMahon says he and his wife became seriously ill, and their sheepdog, Muffin, developed respiratory problems and died.

"This is a death mold," Browne the attorney said. "It can cause respiratory illness — or even death."

The McMahons moved out in September under doctor's orders after experts found a high concentration of the mold in the master bedroom.

http://articles.latimes.com/2003/may/09/local/me-mold9

Sometimes insurance companies or other third parties opt to hire an encapsulation treatment because they want the lowest cost. This was how Johnny Carson’s old sidekick Ed McMahon’s lawsuit against his insurance company began, reportedly when unqualified mold remediators simply painted over a mold infestation in his $8 million trophy home. This shortcut and subsequent mold regrowth led to serious health problems, structural damage, evacuation of their home, and even the death of their family companion, dog Muffin.

Encapsulation is one of the common mold remediation shortcuts or scams still used in the remediation industry. You can protect yourself from this scam by becoming more informed and knowing what to look for in a mold specialist who has become certified, experienced and will truly care that the mold problem is professionally solved and occupants’ health is protected.

Other sources of information on mold remediation protocols are at http://www3.epa.gov/mold/slideshow/slideshow.html.

At Floodco LLC we take pride in being a premier IICRC Certified remediation specialist. Since most consumers have very little restoration knowledge, we always patiently answer our customers’ questions. Call us at 406 892-1717 or visit our website – www.floodco.net.