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Why Does Mold Keep Coming Back in Louisiana Schools?

Mon, 31 Aug 2026 17:29:43 GMT

Hey everyone, it’s Chris White with Wynn L. White Consulting Engineers. I get asked about mold in Louisiana buildings constantly, especially the version of the question that really means: we already cleaned this up. Why is it back?

I want to talk specifically about schools because our climate doesn’t do them any favors. Heat, humidity, heavy rain, storms, and long cooling seasons give moisture plenty of opportunities to cause problems.

So let’s start with the question I hear the most.

Why Does Mold Come Back After It Has Been Cleaned Up?

Mold often comes back because the visible growth was removed, but the moisture problem that caused it was never fully corrected.

Cleaning mold and fixing why it happened are two different jobs. A roof leak, plumbing issue, condensation, or HVAC problem can continue supplying moisture after cleanup is complete.

Years ago, I described remediation without correcting the cause as “a dress rehearsal for the next time.” I still think that sums it up pretty well.

We had a client whose relatively new building kept developing mold even after entire areas had been remediated. The instinct at that point might be to clean it again. Instead, we evaluated the building itself, including moisture conditions, air pressure, and mechanical systems, and found several conditions contributing to the problem.

That kind of investigation is a big part of our mold and moisture consulting work , and it’s one reason my father, Wynn White, and I wrote the Mold Prevention Guide .

We Wrote the Book on Mold Prevention in Buildings

What Causes Recurring Moisture Problems in Louisiana Schools?

Recurring moisture can come from roof leaks, plumbing failures, condensation, HVAC problems, storm damage, or humid outdoor air reaching cold building surfaces.

Louisiana schools have a particular challenge. They spend much of the year cooling buildings while the air outside stays hot and humid. That mismatch is part of our climate, not just bad luck.

Common causes of recurring moisture include:

Roof and exterior wall leaks
Plumbing failures
Condensation on ductwork or piping
Damaged insulation
HVAC or building pressure problems
Hurricane or flood damage
Extended loss of air conditioning

When humid air reaches cold ductwork, ceiling spaces, or wall assemblies, condensation can develop out of sight.

A stained or moldy ceiling tile tells you where the moisture ended up. It does not necessarily tell you where it started. Treating those as the same question is how a district can end up replacing the same tile three times.

Can An HVAC System Be Part of Mold Reappearing in Schools?

Yes. HVAC systems can contribute to mold when humidity, condensation, airflow, or pressure conditions allow moisture to develop inside the building.

This happens more often than people expect, and the moisture can develop in areas that aren’t immediately visible. If hot, humid air reaches the wrong part of a cooled building, moisture can collect around ductwork, ceilings, walls, or mechanical equipment long before anyone notices a stain.

That is why recurring mold sometimes requires looking beyond the affected material and considering how the building and its mechanical systems are actually working together.

When mold keeps returning, the question isn’t just what needs to be cleaned next. It’s why moisture keeps getting there in the first place.

How Do You Identify the Source of a Mold and Moisture Problem?

Finding the source usually requires combining building history, staff observations, moisture measurements, mechanical information, and targeted testing when appropriate.

I start with the people who know the building best. Does the problem show up after heavy rain? Has the same ceiling tile been replaced more than once? Did it start after an HVAC failure, flood, or extended power outage?

Facility teams often recognize patterns that are easy to miss during a single outside visit.

A mold and moisture assessment can connect that history with moisture readings, building conditions, mechanical systems, and previous repairs.

You can stay very busy cleaning mold and replacing materials, but busy isn’t the same as solved. If the moisture source is still there, you may be managing the problem on a schedule instead of actually fixing it.

Should Schools Test the Air for Mold?

Sometimes air sampling is useful, but it should answer a specific question rather than serve as the entire investigation.

Before testing, ask what you’re actually trying to learn. Determining whether mold is present, evaluating an area after remediation, and figuring out why moisture keeps returning are different questions, and they may require different approaches.

Our indoor air quality consulting may include air or surface sampling, but those results are most useful when considered alongside what is actually happening in the building.

A test result without that context is just a number on a page.

Why Does Building History Matter When It Comes to Mold?

Previous leaks, storms, repairs, and remediation projects can provide some of the best clues about why mold keeps returning.

If the same classroom develops staining after every major rain, that matters. If mold appeared after an extended HVAC shutdown, that matters too. Those patterns can help point the investigation in the right direction.

I sometimes compare it to putting a trash can under a leaking roof. You may have stopped the water from hitting the floor, but you haven’t fixed the roof.

The same principle applies to mold.

Our Mold Prevention Guide grew out of years of seeing these problems and helping building owners recognize the conditions that allow mold and moisture problems to return.

What Did We Learn From Working With Ascension Parish Schools?

Our work with Ascension Parish Schools reinforced that mold and moisture work must produce clear answers school leaders can use, not just identify the problem.

After the 2016 flood, several campuses were damaged, and thousands of students were displaced. Wynn White assisted with mold and moisture consulting, remediation design, site observations, and post-remediation verification while the district worked to keep schools operating.

Our Ascension Parish Schools case study goes into that work in more detail.

Former Superintendent David Alexander described our relationship as:

“What was important to us was important to them.”

I like that quote because identifying mold is only part of the job. The people responsible for the building need to understand what is happening, why it is happening, and what they should consider doing next.

That information needs to be presented in terms they can actually use, not buried in a report that doesn’t help them make a decision.

What Should a School Do When Mold Keeps Coming Back?

When mold keeps returning, document the pattern, investigate the moisture source, and make repair and remediation decisions based on what you actually find.

Start with a few basic questions:

Where and when does the problem appear?
Does it follow rain, storms, humidity, or HVAC problems?
Could moisture be hidden above ceilings or inside walls?
Have the roof, plumbing, insulation, and mechanical systems been considered, or just the mold?
Would sampling help answer a specific question?

Not every mold problem requires an extensive investigation. In some cases, the moisture source is straightforward, such as a known roof leak or plumbing issue, and the priority is correcting that problem.

But if you’re cleaning the same spot for the second or third time, you already have your answer. This stopped being a cleaning problem a while ago.

When Should a School Bring in an Environmental Consultant?

A school should consider bringing in an environmental consultant when mold keeps returning, the moisture source is unclear, several areas are affected, or the district needs help planning or evaluating remediation.

Before starting, be clear about what you actually need to know. Determining whether mold is present, figuring out why it keeps returning, planning remediation, and verifying completed work are different questions.

I’ve worked at Wynn L. White Consulting Engineers since 1988, and if I’ve learned one thing, it’s that a longer report is not automatically a better report. The information has to help someone make a decision. If it doesn’t, more pages aren’t going to make it more useful.

That is how we approach our environmental consulting work with Louisiana schools .

What Is the First Step When Mold Keeps Coming Back?

When mold keeps coming back, start by figuring out why the area keeps getting wet before you clean it again.

Cleaning the mold and replacing damaged materials may still be necessary. But if the problem keeps returning, cleaning it again without asking why puts you right back into that dress rehearsal for the next cleanup.

After decades of working with mold and moisture problems in Louisiana buildings, I still come back to the same two questions: What caused it, and what needs to change so it doesn’t happen again?

Answer those questions, and you have a much better chance of solving the problem instead of scheduling the next cleanup.

Where Can Schools Get Help With Recurring Mold Problems?

If you’re still trying to figure out whether you’re dealing with a recurring moisture problem, start with the Mold Prevention Guide my father, Wynn White, and I wrote. It walks through these issues in more detail and can help you understand what conditions to look for.

If you already know you have a recurring problem because you’ve cleaned the same area more than once, the moisture source is unclear, or several areas of a school are affected, it may be time to look deeper.

Contact Wynn L. White Consulting Engineers to talk through what you’re seeing and determine the next step.

How Can Hospitals Address Indoor Air Quality Concerns Without Disrupting Patient Care?

Mon, 31 Aug 2026 13:24:30 GMT

Hey everyone, it’s Chris White with Wynn L. White Consulting Engineers . I’ve spent decades working with building owners on environmental and building-related problems, and hospitals present an interesting challenge. You usually don’t have the luxury of treating the building like an empty construction site.

Patients still need care. Employees still need to work. Mechanical systems still need to operate. An indoor air quality concern has to be investigated while the hospital continues doing its job.

That’s why the goal isn’t just to collect data or confirm that a problem exists. It’s to understand what’s happening and give the facility team information they can actually use.

Why Are Indoor Air Quality Concerns Different in Hospitals?

Indoor air quality concerns are different in hospitals because environmental problems often must be investigated while patients are receiving care, staff are working, and critical areas of the facility remain in operation.

A patient-care area cannot be approached like an empty office because, while we are looking at moisture, mold, odors, HVAC conditions, or building materials, doctors, nurses, patients, and facility teams may be working right around us.

Through our work with hospitals and healthcare facilities , we have learned that understanding the building is only half the job; you also have to understand how the space is used and how to investigate without unnecessary disruption.

What Usually Causes Indoor Air Quality Problems in Hospitals?

Indoor air quality problems in hospitals can be caused by moisture intrusion, mold, HVAC conditions, odors, building materials, and other environmental factors, although the first thing you notice is not always the actual source.

A stained ceiling tile may be the clue, but it is not always the cause because, while the stain tells me the tile got wet, it does not tell me whether that moisture came from a roof leak, plumbing problem, condensation, air infiltration, or the mechanical system.

The same principle applies to mold. Wynn L. White and I wrote the Mold Prevention Guid e around a lesson we have learned repeatedly in the field: mold does not simply appear on its own, and when it shows up, there is usually a moisture condition somewhere that needs to be understood.

Rather than stopping at what is visible, the real job is figuring out what created the condition in the first place, because finding the moisture source usually gets you much closer to solving the actual problem.

We Wrote the Book on Mold Prevention in Buildings

How Do You Investigate an Indoor Air Quality Complaint in an Active Hospital?

An indoor air quality investigation in an active hospital starts with the complaint, the building, and its history before jumping immediately to testing.

When somebody calls us about an odor or indoor air quality problem, I want to know where the condition is being reported, when it started, whether the area has leaked before, whether the odor happens all day or only under certain conditions, and whether anything recently changed with the HVAC system or building.

Those questions may sound simple, but they often save a lot of unnecessary investigation because the people who work in the building every day can provide context that testing alone cannot.

From there, our indoor air quality consulting may involve site observations, moisture measurements, mechanical-system evaluation, environmental sampling, document review, and conversations with facility personnel.

A facility manager who tells me, “That corner leaks every time the wind blows from the south,” has just given me a pretty useful piece of information, and that firsthand building knowledge can help point the investigation in the right direction.

Does Every Indoor Air Quality Complaint Require Air Testing?

Every indoor air quality complaint does not require air testing because testing should be selected to answer a specific question about the building or reported condition.

People understandably like test results because numbers feel definitive. Still, sometimes the building is already telling you where to look. If I am standing underneath a wet ceiling, I probably need to understand why it is wet before worrying about how many air samples I can collect.

Testing absolutely has its place, particularly when it helps identify contaminants, compare conditions or verify remediation, but the important thing is to define the question first and then choose the test that actually helps answer it.

Can Hospitals Investigate Environmental Problems Without Closing Down?

Hospitals can often investigate environmental problems without closing the entire affected area when the evaluation is coordinated with hospital operations and the condition itself does not require the space to be taken out of service.

This is where uncertainty can create as many problems as the original complaint because someone notices an odor, another person says mold, and before long employees are concerned while administrators are trying to determine whether the space is safe to use.

Before the loudest theory becomes the conclusion, it is worth figuring out what is actually happening.

We saw a version of this during our work with Ascension Parish Schools following the 2016 Louisiana flood . Employees reported odors in temporary buildings, and concerns quickly developed around potentially hazardous chemicals. However, the investigation ultimately pointed to materials in the buildings that had not completely cured, with Louisiana summer heat making the odor more noticeable.

What appeared to be one problem turned out to be another, which is a lesson that applies just as well in a hospital: do not diagnose the building before you investigate it.

Why Is Finding the Source More Important Than Cleaning Up What You See?

Finding the source of an indoor air quality or moisture problem matters more than simply cleaning up what you see because the condition can return if you don't correct the underlying cause.

If you replace a stained ceiling tile but ignore the leak, another tile gets wet; if you clean the mold but leave the moisture source, the mold may return; and if you mask an odor without finding where it came from, somebody may be making the same call next month.

That is why I have described remediation without fixing the cause as a “dress rehearsal” for doing it all over again.

We see this frequently in mold and moisture investigations because buildings are systems, and roofs, walls, HVAC equipment, humidity, air pressure, and building materials all interact.

The place where you see the problem may not be where the problem started.

How Can Hospitals Minimize Disruption During an Indoor Air Quality Investigation?

Hospitals can minimize disruption during an indoor air quality investigation by narrowing the problem, involving the people who know the building, and collecting only the information needed to make the next decision.

You do not always need more data; you need the right data, which means walking the space, talking to facility staff, reviewing the building history, looking at moisture and mechanical conditions, and then determining what information is still missing.

Just as importantly, explain the findings in plain English because hospital administrators and facility teams do not need a pile of technical terminology. They need to know what we found, what it means, and what should happen next.

When Should a Hospital Call an Environmental Consultant?

A hospital should consider calling an environmental consultant when an indoor air quality problem keeps returning, the source is unclear, occupants continue reporting concerns, or the facility needs technical information before deciding what to do next.

You probably do not need an engineer every time somebody smells something strange. But when an odor keeps returning, moisture shows up where it should not, mold comes back after cleanup, or previous repairs fail to solve the problem, there is usually a larger question worth answering.

Since 1987, Wynn L. White Consulting Engineers has helped building owners work through environmental problems involving indoor air quality, mold, moisture, asbestos, lead, and other building conditions.

After all these years, I still tend to start with three pretty basic questions: What do we know? What don’t we know? And what do we need to know before making the next decision?

How Can Hospitals Address Indoor Air Quality Concerns While Maintaining Operations?

Hospitals can address indoor air quality concerns while maintaining operations by identifying the source of the problem, coordinating the investigation around patient care, and using targeted testing when it helps answer a specific question.

There is nothing wrong with moving quickly when somebody raises an environmental concern in a hospital, but moving quickly and guessing quickly are two very different things.

Start with the space and the people who know it best, then consider the building’s history, moisture conditions, and mechanical systems before deciding whether additional testing is necessary. Sometimes the answer is fairly obvious, while other problems take a little more digging to understand.

Either way, one lesson has held up pretty well during my career: don’t just fix what you can see; figure out why it happened. That’s usually where the real solution starts.

Environmental Issues in Louisiana Schools: What to Evaluate Before Renovation

Sun, 02 Aug 2026 20:37:36 GMT

Older Louisiana school buildings face conditions shaped by age, repeated renovations, intense summer heat, high humidity, heavy rainfall, and exposure to tropical storms. Moisture can enter through roofs, walls, windows, plumbing systems, and mechanical equipment, then remain concealed inside building materials.

Renovation work may uncover asbestos-containing materials , lead-based paint, mold growth, moisture damage, or indoor air quality concerns that were not apparent during early planning. Evaluating these conditions before demolition begins gives school districts clearer information for design, bidding, scheduling, and communication.

A school renovation environmental assessment can help district leaders and project teams understand how Louisiana’s climate and a building’s history may affect the planned work. An assessment cannot remove every unknown, but earlier information can reduce uncertainty and provide a clearer basis for planning.

Wynn L. White Consulting Engineers works alongside Louisiana school districts to evaluate existing conditions, explain technical findings, and support informed decisions throughout renovation and recovery projects.

Why Should Louisiana School Districts Evaluate Environmental Conditions Before Renovation?

Louisiana school districts should evaluate environmental conditions before renovation because construction can disturb concealed materials and reveal moisture-related problems that developed over years of heat, humidity, rainfall, and storm exposure. Early evaluation gives the project team more time to consider how identified conditions may affect the work.

New construction begins with new materials and recently documented systems. Renovation begins with an existing building that may have been modified repeatedly, exposed to roof leaks or wind-driven rain, and operated through decades of long cooling seasons.

Environmental concerns discovered after demolition begins can affect:

Construction sequencing
Contractor pricing and bidding
Remediation planning
Continued use of occupied areas
Communication with employees and families

When environmental concerns are identified during planning, the project team can consider those conditions in design documents, bidding information, and the proposed construction schedule. The purpose is not to eliminate every possible unknown. The purpose is to give the school district better information about a building that has operated under Louisiana conditions for many years.

What Environmental Issues Are Common in Older Louisiana School Buildings?

Common environmental issues in older Louisiana schools include asbestos-containing materials, mold and moisture damage, lead-based paint, and indoor air quality concerns. Louisiana’s heat, humidity, rainfall, storm exposure, and extended air-conditioning season make moisture and mechanical-system conditions especially important during renovation planning.

The planned scope of work should guide the environmental evaluation. Flooring removal, roof replacement, window replacement, mechanical upgrades, and full interior demolition can raise different questions about existing conditions.

When Should an Asbestos Survey Be Completed Before Renovating a Louisiana School?

An asbestos survey should be considered before renovation or demolition affects materials that may contain asbestos. The survey gives the project team information about sampled materials and locations that may require additional planning before construction begins.

Common asbestos-containing materials in schools:

Floor tile and associated mastics
Pipe and mechanical insulation
Ceiling materials
Roofing components
Wall systems and other building products

Asbestos-containing materials may remain undisturbed for years. Renovation can change that condition when materials are cut, drilled, removed, or demolished.

Wynn L. White Consulting Engineers helps school districts better understand existing conditions through building observations, surveys, bulk sampling, air monitoring, management planning, and related asbestos consulting services . When asbestos-containing materials are identified, Wynn L. White Consulting Engineers can prepare abatement design documents, provide air monitoring, and conduct site visits to observe the progress of the work. Construction-phase services may also include reviewing the work for general conformance with the design intent. An asbestos survey provides information that can help the project team plan for affected materials before demolition reaches them.

What Information Can an Asbestos Survey Provide?

An asbestos survey can document sampled materials, laboratory findings, and the locations included within the defined scope. The survey should be coordinated with the areas and materials expected to be disturbed during renovation.

Useful project information for an asbestos survey may include:

Existing building drawings
Previous asbestos reports
Planned demolition areas
Records of additions or renovations
Locations of concealed building systems
Documentation from prior storm or water-damage repairs

The findings can support decisions about abatement design, project sequencing, bidding information, and construction-phase monitoring.

What Can Complicate Asbestos Planning in an Older Louisiana School?

Previous renovations, undocumented repairs, concealed materials, and limited access can complicate asbestos planning. Emergency repairs completed after hurricanes, floods, roof failures, or other water events may also introduce layers of materials that are not fully reflected in original drawings.

An asbestos survey reflects the areas and materials included within its defined scope. The survey should not be interpreted as identifying every possible concealed condition. The project team should consider whether the construction scope may expand beyond the areas originally evaluated. Changes in demolition limits may affect whether additional evaluation is appropriate.

How Do Louisiana’s Heat and Humidity Affect Mold and Moisture in Schools?

Louisiana’s hot, humid climate can allow moisture problems to develop or remain concealed inside school buildings. Roof leaks, wind-driven rain, plumbing failures, condensation, and mechanical-system conditions may contribute to mold growth and damaged building materials.

Air-conditioned buildings create significant temperature differences between hot outdoor air and cooler interior surfaces. When humid air reaches cold ductwork, wall cavities, ceiling spaces, or supply-air components, condensation may develop in areas that are difficult to see.

“In Louisiana, moisture is not limited to what enters during a storm. Heat, humidity, air-conditioning, and the way a building has changed over time can all influence where moisture develops and how long it remains.”

— Wynn L. White, P.E., President, Wynn L. White Consulting Engineers

Wynn L. White, P.E ., brings decades of civil engineering and environmental project experience to evaluating difficult building conditions. His practical background informs how Wynn L. White Consulting Engineers approaches problems involving moisture, existing materials, and renovation planning.

Potential moisture sources in Louisiana schools include:

Roof leaks after heavy rainfall
Wind-driven rain around windows and wall systems
Plumbing failures
Condensation on ductwork or cold surfaces
Mechanical systems operating under high humidity
Storm, hurricane, or flood damage
Extended loss of power or air conditioning after a weather event

Removing visible mold without understanding the moisture source may leave the underlying problem unresolved. A mold and moisture assessment for schools can help the project team understand visible conditions, moisture patterns, mechanical factors, and other building conditions that may be contributing to the issue.

Wynn L. White Consulting Engineers may use site observations, moisture measurements, environmental sampling, and discussions with facility personnel to develop a clearer understanding of the reported concern. The assessment scope depends on the observed building conditions and the questions the school district needs to address.

What Should a Mold and Moisture Assessment Evaluate in a Louisiana School?

A mold and moisture assessment should consider both the visible condition and the weather or building factors that may be contributing to moisture. The purpose is to support informed remediation planning rather than focusing only on surface cleanup.

A mold & moisture assessment for a school may consider:

Locations of visible growth
Evidence of roof or exterior water intrusion
Moisture levels in building materials
Conditions around windows, doors, and wall systems
Condensation on ductwork or mechanical components
Mechanical-system operation
Areas affected by hurricanes, flooding, or extended power loss

The findings can help the environmental engineering project team consider repairs that address the observed condition and its likely moisture source.

We Wrote the Book on Mold Prevention in Buildings

Why Can Mold Return After Cleanup in Louisiana’s Humid Climate?

Mold can return when the moisture condition supporting growth remains unresolved. In Louisiana, surface treatment alone may not address roof leaks, wind-driven rain, condensation, plumbing problems, or mechanical conditions that allow humidity to remain elevated.

A clearer understanding of the moisture source gives the school district a stronger basis for considering remediation and repair options. The objective is to understand why the condition developed, not only where mold is visible.

Should Lead-Based Paint Be Evaluated Before Renovating an Older Louisiana School?

Lead-based paint should be considered before renovation activities disturb painted surfaces in an older school. Walls, doors, windows, trim, and other painted components may require evaluation depending on the building’s age and the planned scope of work.

Louisiana’s heat, rainfall, and humidity can also contribute to the deterioration of exterior and interior painted surfaces, particularly around windows, doors, roof leaks, and areas affected by repeated moisture exposure.

Renovation and demolition projects can disturb painted materials through:

Sanding
Cutting
Drilling
Component removal
Wall demolition
Window or door replacement

Disturbing painted surfaces can introduce additional planning, documentation, worker-protection, and waste-handling considerations.

Wynn L. White Consulting Engineers supports school districts through lead surveys, paint-chip sampling, air monitoring, and related lead consulting services . A lead-based paint assessment can help the project team consider what additional steps may be appropriate before painted materials are disturbed.

What Information Can a Lead-Based Paint Assessment Provide?

A lead-based paint assessment can provide information about sampled coatings, tested building components, and areas included within the evaluation. The assessment scope should reflect the surfaces expected to be affected by the renovation.

The findings of a lead-based paint assessment may support decisions about:

• Construction planning

• Work-area coordination

• Project documentation

• Air monitoring

• Waste-handling considerations

• Communication with affected stakeholders

The assessment should be coordinated with the proposed renovation scope so the findings address the painted materials most likely to be disturbed.

We Wrote the Book on Lead Hazard Risks

Why Should Indoor Air Quality Be Considered During a Louisiana School Renovation?

Indoor air quality should be considered because Louisiana schools rely heavily on mechanical cooling and dehumidification for much of the year. Moisture conditions, ventilation problems, construction dust, odors, and airborne particles may affect occupied spaces during renovation.

Indoor air quality concerns within schools may involve:

Unusual odors
Occupant complaints
Airborne dust or particles
Moisture and mold
Ventilation concerns
Mechanical systems not performing as expected.
Humidity entering during construction.
Buildings operating differently after storms or power outages.

The source of an indoor air quality concern is not always apparent. Building conditions, mechanical operation, outdoor humidity, maintenance activities, and construction work may all contribute.

Wynn L. White Consulting Engineers evaluates building conditions through site observations, discussions with occupants and facility staff, environmental sampling, and other targeted indoor air quality consulting services . The findings give district leaders a clearer basis for considering next steps and communicating with employees, families, and other stakeholders.

What Can an Indoor Air Quality Assessment Evaluate in a Louisiana School?

An indoor air quality assessment can consider reported concerns, observed building conditions, mechanical factors, moisture indicators, and selected environmental parameters. The scope should be developed around the specific concern rather than relying on one standard test for every situation.

An indoor air quality assessment may include:

Interviews with occupants or facility personnel
Review of complaint patterns
Building and mechanical observations
Moisture and humidity evaluation
Targeted environmental sampling
Review of conditions in affected areas

Louisiana’s extended cooling season makes the relationship between indoor humidity, airflow, mechanical operation, and building-envelope conditions particularly important. The findings can help school leaders understand what may be affecting the space and determine whether additional evaluation or corrective work should be considered.

How Can Renovation Affect Indoor Air Quality in an Occupied Louisiana School?

Renovation can introduce dust, odors, particles, or changes in airflow that may reach nearby occupied spaces. Opening exterior walls, removing ceilings, or changing mechanical operation may also allow hot, humid outdoor air to enter conditioned areas.

Environmental conditions can become more difficult to address when construction occurs near classrooms, administrative offices, kitchens, or other occupied spaces. School operations, temporary barriers, mechanical-system operation, and the proposed sequence of work should be considered during planning.

"Environmental work in an occupied school has to reflect what is actually happening in the field. The project team needs clear information about the building conditions, the areas being affected, and the practical decisions that may be needed as the work progresses.”

— Chris White, P.E., LEED AP, Vice President, Wynn L. White Consulting Engineers

Chris White, P.E., LEED AP, began working with Wynn L. White Consulting Engineers in 1988 and now manages projects involving schools, hospitals, contractors, and industrial clients. His documented experience includes asbestos, lead, mold, demolition, building systems, and project management.

Environmental planning can help the project team identify areas where monitoring, separation, or additional coordination may be appropriate. Wynn L. White Consulting Engineers may conduct site visits to observe the progress of environmental work and review the work for general conformance with the design intent.

How Can a Pre-Renovation Environmental Assessment Support a Louisiana School Project?

A pre-renovation environmental assessment can support a Louisiana school project by identifying conditions that may require additional planning before demolition begins. Earlier information gives the school district more flexibility to consider remediation, bidding requirements, construction sequencing, and weather-related scheduling concerns.

Unexpected discoveries during demolition can require the project team to pause, obtain additional information, and reconsider the planned approach.

A Pre-Renovation Environmental Assessment project may also need to account for:

Heavy rainfall during roof or exterior work
Hurricane-season disruptions
Humidity entering opened building areas.
Extended drying periods after water intrusion
Temporary loss of cooling or dehumidification
Continued school operations during phased construction

When potential concerns are evaluated during planning, the project team may have more time to define environmental scopes of work, prepare design or abatement documents, and coordinate remediation with the proposed construction sequence.

A pre-renovation environmental assessment does not remove every possibility of an unforeseen condition. The assessment can reduce uncertainty and help the project team prepare for conditions that may otherwise be discovered after construction is underway.

What Records Should Louisiana School Districts Gather Before an Environmental Assessment?

Louisiana school districts should gather available records describing the facility’s construction, maintenance, environmental history, previous renovations, and storm-related repairs. Existing records help the environmental consultant understand what is already known and where additional evaluation may be useful.

Helpful documents for a school environmental assessment may include:

Original construction drawings
Renovation and addition drawings
Previous asbestos or lead reports
Mold or indoor air quality reports
Roof and plumbing repair records
Water-intrusion documentation
Hurricane or flood-damage reports
Records of extended power or air-conditioning outages

Older records may not fully describe current building conditions. Existing documents should be considered alongside the planned renovation scope and current site observations.

When Should a Louisiana School District Involve an Environmental Consultant?

A Louisiana school district should consider involving an environmental consultant during planning, before demolition or renovation activities begin. Early involvement provides more time to review building records, understand the proposed construction scope, and consider how local weather conditions may affect the project.

Early involvement of an Environmental Consultant in a school renovation may be useful for projects involving:

Aging school campuses
Classroom additions
Facility modernization
Roof or exterior-envelope work
Storm-related repairs
Mechanical-system upgrades
Renovation of occupied buildings

The appropriate timing and scope depend on the building, planned work, known environmental conditions, and reported concerns. Environmental questions are generally easier to address during planning than after construction activities have started or after the building has been opened to Louisiana’s outdoor heat and humidity.

Why Does Environmental Planning Matter During Louisiana School Disaster Recovery?

Environmental planning matters during Louisiana school disaster recovery because hurricanes, flooding, wind-driven rain, extended power outages, and loss of air conditioning can affect multiple buildings at the same time. Conditions may continue changing while district leaders work to reopen schools and maintain operations.

Following the 2016 Louisiana flood, Ascension Parish Public Schools faced damage across several campuses while continuing to educate approximately 6,000 displaced students.

Wynn L. White Consulting Engineers evaluated asbestos, mold, and indoor air quality concerns and prepared environmental design documents to support the recovery effort. The firm also provided air monitoring, communicated with contractors and project teams, and reviewed remediation documentation as work progressed.

Technical findings were explained to district leadership so decision-makers could understand observed conditions, consider available options, and respond as new information became available.

Superintendent David Alexander later described the working relationship with Wynn L. White Consulting Engineers:

“Wynn and his crew quickly jumped in to help. They showed up with advice, guidance, and true partnership. You can get professional services anywhere. You can’t get this level of dedicated client commitment just anywhere.”

The Ascension Parish Public Schools indoor air quality and disaster recovery case study describes how environmental information supported district leadership during a complex, multi-campus recovery effort.

Projects involving hurricanes, floods, or other extensive water damage may also benefit from early school storm and disaster recovery consulting . Wynn L. White Consulting Engineers provides storm-recovery services involving water-damage assessment, mold-related evaluations, remediation planning, and related support for schools and other building owners. Understanding observed conditions can support prioritization, communication, and continued progress across affected facilities.

How Can Louisiana School Districts Prepare for Renovating Older Buildings?

Louisiana school districts can prepare by gathering available records, defining the planned construction scope, and evaluating environmental conditions before demolition begins. Planning should also account for the effects of heat, humidity, rainfall, storm exposure, and mechanical-system operation.

Preparation should begin with the building as it exists today, not only with original drawings or earlier reports.

School districts can take five practical steps in building renovations:

Gather available construction, maintenance, environmental, and storm-repair records.
Identify the building areas and materials expected to be disturbed.
Document known roof leaks, water intrusion, occupant concerns, and previous renovations.
Consider how outdoor humidity and weather may affect opened or occupied spaces.
Coordinate environmental evaluations with the design and construction schedule.

Wynn L. White Consulting Engineers helps Louisiana school districts evaluate existing environmental conditions, understand technical findings, and consider practical next steps before renovation begins. Better information does not eliminate every unknown. However, it does provide Louisiana school districts a clearer path into design and construction, with fewer avoidable surprises and stronger coordination among project participants.

How to Prevent Mold in Commercial Buildings: 10 Things Facility Teams Should Know

Fri, 17 Jul 2026 15:34:34 GMT

Imagine you’re sitting in your office when you notice a drip-drip-drip. You grab the trash can, put it under the leak, and think, problem solved.

Or is it?

Does that water touch anything that can support mold growth, like gypsum board or ceiling tile? Do you notice odors after it rains? Do you see dark, fuzzy growth around the leak or near air conditioning vents?

Mold might not be the end-all bad stuff some folks make it out to be. But if you or someone else notices it, it is an aggravation at the very least. It takes time away from other work, raises questions about the building, and causes pain for the people responsible for the facility.

So the practical goal is simple. Address the mold, clean up the affected area, and figure out what allowed the moisture to get there so the same problem does not keep coming back.

Recurring mold often points to two separate issues. You need to address the mold itself, along with the moisture conditions that allowed it to grow. If moisture continues to reach the same materials, remediation may provide only a temporary solution.

Why Does Mold Keep Coming Back in Commercial Buildings?

Mold commonly returns because the visible growth was addressed, but the moisture condition that supported it remained. The source may be obvious, such as a roof or plumbing leak. Sometimes it takes more work to understand what is happening.

In commercial and institutional buildings, moisture can also be related to:

humid outdoor air entering cooled spaces
condensation on ductwork or piping
damaged or missing insulation
HVAC operation
building pressure
exterior wall or window leakage
storm damage
prolonged HVAC shutdowns
recurring maintenance conditions

That dripping ceiling tile tells you something useful. It tells you where some of the water ended up.

It does not necessarily tell you where the water started.

That is why mold and moisture consulting may involve looking beyond the visible growth and evaluating the building conditions that could be contributing to it.

What Are 10 Things Facility Managers Should Know About Mold?

The best way to reduce recurring mold problems is to control the moisture that allows mold to grow. I've probably said this more times than I can count: control the moisture.

There is no practical way to eliminate every mold spore from an indoor environment. The more useful approach is to understand where moisture is coming from, address affected materials, and reduce the conditions that allow the same problem to develop again. Here are 10 things to keep in mind.

1. Mold can affect building occupants.

Potential health effects associated with mold exposure may include allergic reactions, asthma, and other respiratory complaints. Those concerns are important, but they are not the only reason a commercial owner needs to pay attention.

Even when the health effects aren't the issue, mold can still be an aggravation. It can generate occupant complaints, take staff time, disrupt normal building operations, and raise questions about why the area became wet in the first place.

Mold can also affect how a space is used, generate occupant complaints, require staff time, and disrupt normal building operations.

2. You cannot practically eliminate every mold spore indoors.

Mold spores are part of the environment. Trying to eliminate all of them is not a realistic mold-control strategy.

Controlling moisture is the more practical objective.

3. Address the mold and the moisture.

Cleaning mold-affected material may be necessary, but it does not automatically address the condition that allowed the growth to develop.

If the moisture source remains, the same area may need attention again.

4. Fix water leaks and understand where the water traveled.

Roof leaks, plumbing problems, exterior water intrusion, and other sources of unwanted moisture can create conditions that support mold growth. I've seen plenty of situations where the place you see the water is not where the water started.

The visible leak may only be the beginning of the investigation. Water can move through ceilings, walls, insulation, and other building materials before it becomes visible in an occupied space. That ceiling tile may tell you where the water ended up. It may not tell you where the problem began.

5. Pay attention to indoor humidity.

A commercial building can have a moisture problem without having a traditional water leak. In Louisiana, we don't get much of a break from humidity.

Louisiana buildings spend much of the year cooling indoor spaces while outdoor air remains hot and humid. When humid air reaches cold surfaces or mechanical components, condensation can develop.

6. Dry wet materials promptly.

Address damp building materials and furnishings promptly. The original guidance recommends cleaning and drying wet materials within approximately 24 to 48 hours.

The longer moisture remains in ceiling tile, gypsum board, insulation, carpet, or other materials, the greater the opportunity for additional damage and microbial growth.

7. Clean appropriate hard surfaces.

For suitable hard surfaces, you can often clean mold with water and detergent, followed by thorough drying. That still leaves an important question. Why was the surface wet in the first place?

Cleaning addresses what is there today. Understanding the moisture helps address what could happen tomorrow.

8. Look for condensation.

Condensation is moisture too. Cold ductwork, piping, HVAC components, building-envelope conditions, or air movement can create recurring dampness even without a roof or plumbing leak.

This is one reason HVAC systems and exterior building assemblies sometimes need to be considered together.

9. Think about the materials used in areas with recurring moisture.

Carpet and other moisture-sensitive materials may not be appropriate in locations where damp conditions repeatedly occur.

If the same material has been replaced several times in the same area, that repair history is useful information. It may tell the facility team the problem is bigger than the material being replaced.

10. Keep coming back to the moisture source.

This one is worth repeating. If the mold keeps coming back, look for the moisture.

A facility team can replace ceiling tiles, clean surfaces, collect samples, call contractors, and prepare reports. That is a lot of activity. But if no one answers why the area keeps getting wet, the building may continue cycling through the same problem.

What Should a Facility Team Do When Mold Is Found?

Start by handling the immediate condition, then look for the reason it developed.

The immediate response may involve:

addressing active water
evaluating affected materials
cleaning or removing materials as appropriate
drying the area
documenting what was found

Once you control the immediate issue, ask the bigger question. Why did this happen here? The answer may involve building history, moisture measurements, HVAC information, pressure relationships, roof or exterior wall conditions, previous repairs, and targeted sampling when it helps answer a specific question.

For commercial building owners and property managers , the goal isn't just to get one room back into service. It is understanding whether the condition points to a larger building problem that could affect other areas.

Why Does Building History Matter When Investigating Mold?

One of the things I've learned from working on buildings is that the people who work in them every day often know more about the history of a problem than you can learn during a single site visit. Ask them questions.

Does the odor appear after heavy rain? Does the same corridor smell musty every summer? Did the staining begin after an HVAC problem? Has that ceiling tile been replaced three times already? Those details matter because buildings have histories.

A facility manager, maintenance technician, or custodian may recognize patterns that are not obvious to someone seeing the building for the first time. That information can help focus the evaluation on the conditions most likely to be connected.

This can be particularly important in schools and educational facilities , where maintenance teams may have years of firsthand knowledge about recurring roof leaks, humidity conditions, HVAC problems, and spaces that have required repeated work.

When Is Mold Testing Useful?

Testing is most useful when it is tied to a specific question. Collecting samples because “we need to test for mold” may not tell the owner what is actually causing the problem.

Before collecting a sample, I like to ask a simple question: What are we trying to find out? Are you trying to understand whether visible material is mold? Are you evaluating an affected area? Are you trying to understand conditions in an occupied space? Are you investigating why the same problem keeps returning? Those are different questions, and they may call for different approaches.

The important thing is that the information collected helps the owner decide what to do next.

How Can Commercial Buildings Reduce Recurring Mold Problems?

A proactive approach starts by recognizing moisture conditions before visible mold becomes the first warning sign.

Facility teams can track:

recurring roof leaks
plumbing failures
condensation
HVAC shutdowns
elevated humidity
storm-related water entry
repeated ceiling-tile replacement
musty odors
exterior wall or window leakage

That history becomes more useful when the facility treats these events as connected information rather than unrelated maintenance calls.

In a large commercial building , hotel , school, hospital, or multi-building campus, a recurring moisture condition can affect far more than one room. It can affect operations, maintenance budgets, occupant concerns, and capital planning.

When Does a Mold Problem Need a Deeper Building Evaluation?

A deeper evaluation may be appropriate when the problem keeps returning, affects multiple areas, or has no obvious moisture source.

At that point, looking at the building as a system may provide more useful information than focusing only on the affected material.

The exterior enclosure controls water and affects air movement. HVAC systems influence temperature, relative humidity, airflow, and pressure. These systems can interact in ways that aren't always obvious from the location of a stain or patch of mold.

Wynn L. White Consulting Engineers approaches mold and moisture problems by working through practical questions. What do we know about the building? What does its history tell us? What conditions are present? What information is missing? What does the owner need to know before deciding what to do next?

A longer report is not automatically a better report. The information needs to help someone make a decision.

How Can Facility Teams Be More Proactive About Mold?

Don't wait for visible mold to be the first sign of a moisture problem. Recurring condensation, staining, unusual odors, roof leaks, plumbing problems, high humidity, and repeated repairs can all provide earlier clues.

Wynn White, P.E., and Chris White, P.E., developed the Mold Prevention Guide in New & Existing Buildings around many of the same conditions they have encountered in commercial and institutional facilities.

The guide focuses on recognizing moisture conditions, understanding how problems develop, and thinking more proactively about preventing the same issue from returning.

What Is the Bottom Line on Mold Prevention?

Address the mold, but keep looking for the moisture. Mold often becomes visible long after the problem started. Use the building’s history, listen to the facility staff, and consider how the enclosure and mechanical systems may be interacting.

That gives the owner better information for deciding what to repair, what to monitor, and what needs a closer look. And if you find yourself putting a trash can under the same leak for the third time, it may be time to ask a different question: Why does this keep happening?

Hurricane Laura Environmental Cleanup

Tue, 14 Jul 2026 15:34:34 GMT

If you’re like me and not in the path of Hurricane Laura, you’ve spent a good bit of time watching Hurricane Laura news coverage. So far it looks like the surge wasn’t nearly as bad as predicted, but Hurricane Laura caused a tremendous amount of damage to Cameron and Calcasieu parishes and the surrounding areas. It’s also too soon to tell how much damage Hurricane Laura will cause as the storm moves inland and dissipates. What’s certain though, is Hurricane Laura will leave a considerable amount of water damage, resulting in water damage restoration and mold remediation. Hurricane Laura environmental cleanup is going to be a huge undertaking and will cause disturbance of asbestos, lead, PCB, and mercury. Proper removal and disposal of those materials is super important.

Typically, storm coverage emphasizes water damage and mold remediation. Water damage restoration and mold remediation after Hurricane Laura will be the most obvious cleanup and restoration tasks. But everyone involved with Hurricane Laura environmental cleanup has to consider the other environmental hazards they could encounter.

Hurricane Laura environmental cleanup will take time. Response work, particularly environmental cleanup, must balance speediness and caution. This is particularly important since we’ll want to get out right away and assess damage as soon as Hurricane Laura clears out.

I know everyone wants to get in and get everything cleaned up and put back together. When we went through Hurricane Gustav (and other storms over the years), I was the same way.

But sometimes hasty cleanup efforts can make more of a mess if we don’t slow down and assess all the potential environmental hazards in the work area. We may also put ourselves, co-workers, friends, and family at risk if we unknowingly create an environmental problem.

Your safety is the most important consideration. Whether it’s water in the roadways, downed power lines, unstable structures, or contaminated water, make sure it’s safe to move around before you try to get in and assess the damage and environmental hazards.

And when the storm is over, we often see hot temperatures return. Dehydration, heat exhaustion, and heat stroke are common problems people face. You’re stressed out and exhausted, and now you’re working in the heat, trying to put your home or business back together.

Take care of yourself, then worry about contents – it’s worth repeating that you can always replace buildings and contents, but not people.

You can replace buildings and contents, but not people.

I won’t get too far into avoiding mold and mold remediation, other than to stress that you need to get the building clean and dry. Maybe Hurricane Laura is the only cause of the mold. Or maybe there’s an ongoing moisture problem that existed before the storm, and now the recovery work has led to discovery of other moisture problems. Find the cause, get the building dried out, cleaned up, and keep the mold from coming back.

One other quick reminder on water damage restoration and mold remediation: there is no such thing as a Mold Free Certificate . There’s no requirement to get your home or building certified as “mold free” to make sure you can sell or rent a home or building. Anyone trying to sell you a mold free certificate is trying to scam you. Period.

Hurricane Laura Environmental Cleanup Work Areas May Contain Asbestos, Lead, PCB, and Mercury

Asbestos and lead are more commonplace than you may think. It’s easy to encounter asbestos and lead when gutting out buildings – walls and floors often contain asbestos and lead.

And don’t listen to anyone that tells you there’s a date cutoff for use of asbestos or lead.

Many contractors think to check for asbestos and lead before beginning demolition. Others, however, don’t. Contractors may put (or try to anyway) the burden on you or the building owner to notify them of hazardous materials and conditions.

Giving the contractor a comprehensive scope of work is a great idea. While developing the scope takes time, everyone should have a clear understanding of what’s expected from everyone on the project team. And with everything going on, many times emotion clouds people’s recollection of conversations.

Keep in mind the so-called “other” safety hazards. Protect your hands, eyes, head, and even your ears. Slips, trips, and falls remain the number one cause of job site injuries and deaths. Approach all environmental hazard remediation as you would a real project. After all, that’s what it is, even if you’re doing the work yourself.

Also don’t forget to protect yourself against hazards that may be present in the cleaning chemicals you (or your contractors) will use.

It’s worth mentioning one more time that structures and walking surfaces may be unstable or unsafe. If there’s any doubt, don’t go in. Get out at the first sign of trouble.

You’ve heard this phrase when talking about driving into deep water: “turn around, don’t drown”. Well, here’s one for when you’re thinking about going into a building after a storm: “when in doubt, stay out”.

Here are some useful links for mold guidance from EPA and LSU that will help with Hurricane Laura Environmental Cleanup :

EPA Mold Homepage

LSU Ag Center Mold Control Tips

Why Do Commercial Stucco Buildings Leak? Start With the Wall System

Tue, 14 Jul 2026 15:34:34 GMT

A developer once told Chris White he hated stucco. You can understand why. If a relatively new commercial building starts leaking, the material covering most of the exterior is an easy suspect.

But stucco has been used successfully for a very long time. The bigger issue is usually not whether stucco is a good or bad material. It is whether the entire exterior wall assembly is managing water properly. When a stucco wall leaks, look at the system, not only the surface you can see.

That distinction matters when an owner decides whether to authorize another patch, replace large areas of cladding, or spend money determining why previous repairs haven't worked.

Why Can a New Commercial Building With Stucco Still Leak?

A new stucco-clad commercial building can leak when the exterior wall assembly does not manage water properly, even if the stucco itself appears to be in good condition.

Stucco is only one part of the exterior wall. Traditional stucco was commonly used over masonry walls, while modern commercial construction may use stucco over steel or wood framing. Other buildings may use synthetic or nontraditional systems that resemble conventional stucco.

Those differences do not automatically create a problem. Trouble develops when the exterior finish is expected to do a job that belongs to the entire cladding system.

The wall may also depend on:

a water-resistive barrier
flashing
windows and doors
roof-to-wall transitions
balcony connections
penetrations
drainage provisions
transitions between materials

Stucco is an important part of the cladding system, but it is not the whole system. If the water-resistive barrier or other water-management components are not doing their jobs, it doesn't matter what material is on the outside.

If those pieces do not work together, repairing the exterior finish alone may not address the underlying problem. The same principle applies to brick veneer, which is why our article on why brick buildings leak looks at many of the same wall-system questions.

Where Does Water Enter a Stucco-Clad Commercial Building?

Water can enter a stucco-clad commercial building through the wall field or around openings, transitions, and penetrations where multiple building components meet.

Potential entry points include:

the field of the wall
windows
doors
roof-to-wall connections
balconies
utility penetrations
cable entrances
transitions between materials

Balconies deserve particular attention because, from a water-management standpoint, they behave a lot like small roofs attached to walls. Once water intrusion becomes visible indoors, the stain may not be where the water entered. That is why understanding the water path matters.

Why Does It Matter Whether the Leak Is Localized or Widespread?

The difference between a localized leak and widespread water intrusion can significantly change the scope, cost, and approach of a stucco repair.

If the apparent problem is concentrated around an opening or transition, localized removal may provide access to evaluate the underlying flashing and wall components. The stucco can then be repaired after the source of the water has been addressed.

If water is entering broadly through the wall field, the owner may be facing a much larger cladding problem. Larger areas of the wall may need to be opened to determine what is happening behind the stucco and whether the existing system can be repaired.

If structural damage has occurred because of water intrusion, the damaged materials will also need to be addressed.

For a property owner deciding between a localized repair and broader exterior work, a photograph of a stain is not enough.

The more useful question is what condition the proposed repair is intended to address.

Why Do Some Stucco Repairs Fail?

Some stucco repairs fail because they replace the visible finish without correcting the underlying water-management issue.

A contractor may remove damaged stucco, install new material, paint the wall, and leave the exterior looking repaired. But if the water-resistive barrier, flashing, or transition detail that caused the leak remains unchanged, the owner may have bought a new surface without changing the underlying water path.

That leaves the owner with an important question. What will be different about the next repair?

If the answer is simply “new stucco,” the project may not be addressing the reason the wall leaked in the first place.

The answer starts by treating the wall as a system, not just repairing the stucco you can see.

What Should Owners and Facility Teams Ask Before Approving Stucco Repairs?

Before approving the work, owners and facility teams should understand the apparent water path, the conditions behind the stucco, and what the proposed repair will change.

Useful questions include:

Where does the water appear to enter?
When does leakage occur?
Has this area been repaired before?
Does the problem happen only during wind-driven rain?
Are windows, roof transitions, balconies, or penetrations involved?
What conditions are present behind the stucco?
Have structural or moisture-sensitive materials been affected?
What is changing in the proposed repair that addresses the apparent cause?

These questions are especially important for commercial building owners and property managers responsible for capital budgets. Doing the same repair twice is expensive. Doing a larger repair without understanding why it is needed can be expensive too.

How Can Architects and Contractors Use This Information During Construction?

Architects, engineers, and contractors can use exposed wall conditions during construction to better understand how the installed assembly relates to the design intent and the apparent source of water intrusion.

For architects and engineers , unexpected water-intrusion conditions may require comparing observed field conditions with the design intent and available project documents.

For contractors, opening the wall can reveal conditions that were not apparent before removal began. That is where communication becomes especially important.

Site visits help the design team get familiar with the work's progress and observe exposed conditions at key stages. The practical goal is to gather useful information while the wall is open, because some of the best evidence disappears after new materials are installed.

Photographs can be particularly useful. Documenting construction at different stages preserves details that will no longer be visible once the wall is closed. Together, the photos create a “comic book” record showing how the wall was built behind the stucco.

The goal is to identify problems before they are covered up or repeated throughout the building.

Is Stucco Bad for Commercial Buildings?

Stucco is not inherently bad for commercial buildings, but it must function as part of a wall assembly that manages water effectively. Stucco can be attractive, durable, and relatively low maintenance. The problem is that it is not the whole wall.

When a commercial stucco building leaks, asking only what is wrong with the stucco may send the project in the wrong direction. A better question is how water is moving through the wall system and what needs to change before it is closed again.

That gives the owner something useful to base a repair decision on.

How Does Wynn L. White Consulting Engineers Help With Water Intrusion Problems?

Wynn L. White Consulting Engineers helps commercial owners, architects, and contractors evaluate commercial buildings when the source is unclear, or previous repairs have not resolved the issue.

Work can include site visits to observe existing conditions, review available drawings and repair information, evaluate apparent water paths, and develop repair recommendations based on observed conditions. During construction, Wynn L. White Consulting Engineers can also conduct site visits to become familiar with the work's progress and review exposed conditions for general conformance with the design intent.

The goal is to give the owner and project team a clearer understanding of what may be contributing to the problem so the next repair decision addresses more than the surface.

How to Clean and Disinfect Facilities for Coronavirus

Mon, 15 Jun 2026 15:34:34 GMT

We have had some questions on cleaning and disinfecting facilities for coronavirus (COVID-19). We have worked to prepare specifications building owners can give contractors to clean and disinfect facilities for coronavirus. In particular, these specifications include cleaning and disinfecting HVAC systems for coronavirus.

Obviously, the coronavirus pandemic is unlike anything we’ve experienced. This is not like a flood, hurricane, earthquake, or any other natural disaster we’ve faced. The other virus scares we’ve had in recent years haven’t come close to this. And since coronavirus is invisible and very difficult to detect (at least in comparison to the kind of environmental sampling we typically do), cleaning and disinfecting facilities for coronavirus is not like mold remediation or asbestos abatement.

Instead of quickly firing out specifications for cleaning and disinfecting for coronavirus, Wynn and I spent a good bit of time thinking through the process, including surface cleaning and disinfection, HVAC system cleaning and disinfection, and finally, how to verify successful cleaning and disinfection of coronavirus. So it’s taken us some time to get the specifications together.

Add to that what we don’t know about coronavirus: how long it can survive on different surfaces and in certain conditions, how temperature and relative humidity affect coronavirus, on and on.

We’ve done our best to come up with a thorough cleaning and disinfection specification, but something pretty much any restoration or environmental contractor can execute. Compared to our other specifications, like for mold and asbestos, these specifications are much shorter, while still containing good information to protect the contractor, building occupants, and get the job done.

We got to thinking about the places or surfaces where coronavirus could survive, as well as the risk for building occupants from high touch surfaces or ways to spread coronavirus through the air. Surface cleaning and disinfection for coronavirus is obvious. But there could be areas we haven’t yet considered. It got us to thinking about a place or system every building has: the HVAC ductwork and coils.

It turns out coronavirus likes cold, wet places. Well, what’s one place that’s cold and wet in our buildings? That’s right – the air conditioner coil, or HVAC system coil. Whatever term you use. When we run our air conditioners, the HVAC coil stays cold and wet. Since coronavirus can get into the air, it can get into the HVAC system, and from there, to the coil. So there’s a ready made spot for coronavirus to survive, even if the building is totally abandoned.

Unless we totally abandon a building and shut off the air conditioners, there’s a chance coronavirus could survive past what we think is a safe period.

Here’s a quick rundown of what’s included in the specifications, and our thinking for how to go about cleaning and disinfecting facilities for coronavirus:

First, the specifications require a thorough cleaning and disinfection of surfaces and materials. No magic here – a thorough cleaning using one of the materials listed with the EPA for cleaning and disinfecting coronavirus .

Second, building owners may want to consider cleaning and disinfecting HVAC systems for coronavirus. This includes the ductwork and the coils. For other microbiological contaminants like mold, often duct and coil cleaning is not necessary. There’s also the inconvenient fact that as soon as you open the building and turn the HVAC system back on, mold gets back into the ductwork and rest of the HVAC system since mold is everywhere. So we aren’t against cleaning ductwork and HVAC system coils, but it’s more often than not more related to the Owner’s risk tolerance for mold. Since coronavirus likes cold, wet places, and we are assuming people aren’t going to shut down their HVAC systems for a month, we recommend cleaning and disinfecting ductwork and HVAC coils for coronavirus.

If you’re going to spend all that time and money cleaning and disinfecting surfaces and contents, we think it’s a good idea to consider cleaning your ductwork and coils.

Third, the specifications cover how workers protect themselves while cleaning and disinfecting for coronavirus. This includes use of protective clothing, gloves, goggles, and respirators. The specifications contain procedures for workers to clean themselves before and after going into the coronavirus cleanup work area.

Last, the specifications cover how to conduct testing to verify if the contractor cleaned and disinfected successfully. Unfortunately, there’s no ready-made coronavirus test that is commercially available for environmental testing, at least right now. And rightly so, any commercial lab that can analyze samples for coronavirus is going to be busy analyzing tests for people. So how would we measure success, or at least guess at it?

What we’ve settled on for now is a combination of verification used for different facilities such as surgical suites, food preparation, and other public areas. For surfaces, we’re suggesting use of Adenosine Triphosphate (ATP). For HVAC system testing, we’re suggesting using gravimetric testing and analysis. Building owners should decide what criteria they want to set for successful completion.

As we get further into this or find other alternatives, we’ll update these recommendations.

If you’re interested in more information or would like to get a set of the COVID-19 Cleaning and Disinfection Specifications, click the link below.

In case you missed it, here’s a link to the Indoor Environmental Quality Podcast Episode 8 where I cover Ready.gov and OSHA information on coronavirus.

If you’d like more information, email me . Or visit our website www.wynnwhite.com or you can find me on Twitter and Instagram: @chriswhitepe

The Indoor Environmental Quality Podcast is available in iTunes (if you’re still running the old school iTunes application!), Apple Podcasts app, Google Play, iHeart Radio, and Spotify.

Why Do Brick Commercial Buildings Leak? Understanding Brick Veneer and Water Management

Thu, 11 Jun 2026 15:34:34 GMT

Brick leaks are a good way to get a building owner’s attention. It also makes the problem sound worse than it is. Brick has been used successfully for thousands of years. The problem is not that modern brick veneer gets wet. The key question is whether water behind the brick has a clear path back outside.

That is where many commercial brick-wall problems begin.

Does Water Really Get Behind Brick Veneer?

Water can move through or behind brick veneer, but that isn't automatically a sign the wall has failed.

Modern brick veneer walls are different from older full-masonry walls. The exterior brick is part of a larger wall assembly designed to manage water after it gets behind the veneer.

That wall assembly may include:

drainage space
flashing
a water-resistive barrier
weep openings
window and door details
roof-to-wall transitions
properly detailed penetrations

The brick is important, but it is still only one part of the cladding system. The same systemthinking applies to other exterior finishes, including stucco for commercial buildings .

Where Do Brick Buildings Commonly Leak?

Brick-wall leaks often develop around openings, transitions, and penetrations where the wall assembly is interrupted.

Buildings need windows, doors, vents, utility penetrations, cables, roof connections, and other openings. Each one creates another location where flashing, drainage, and other water-management components need to work together.

Potential problem areas include:

window openings
doors
roof-to-wall intersections
vents
utility penetrations
cable entrances
ledges
material transitions

For a commercial property with repeated leakage, the pattern can provide useful information.

Does the water appear only during certain storms? Is it limited to one elevation? Does it occur around windows? Does it show up only after prolonged rainfall?

Those details can help narrow the apparent water path and may be more useful than simply knowing that the brick is wet.

What Is a Bridge Behind Brick Veneer?

A bridge behind brick veneer creates a path that can allow water to move across the drainage space toward the interior of the wall.

Mortar buildup is one common example. During construction, mortar can collect on brick ties, ledges, or other areas behind the veneer. Enough buildup can partially block the drainage space.

That can create two problems. Water may have difficulty reaching the intended drainage point, and the buildup may also create a path toward materials farther inside the wall. The same condition can act like a small dam.

If water can't get to the weep opening, it has to find somewhere else to go.

And that "somewhere else" may be inside the building.

Bridges can also occur around windows, doors, vents, and other penetrations when the wall

components are not properly integrated.

What Do Flashing and Weeps Actually Do?

Flashing collects and redirects water, while weeps give it a path back to the exterior. The concept is straightforward, but commercial buildings can include long runs of flashing, multiple floors, repeated window openings, shelf angles, structural transitions, and penetrations.

A detail that appears once on a small building may be repeated hundreds of times on a larger one. That means a small recurring condition can become a much larger building-wide problem.

This is one reason repetitive details deserve attention during design and construction.

Why Do Repeated Brick Repairs Sometimes Miss the Problem?

Repeated brick repairs can miss the problem when the visible masonry is replaced, but the water path behind the wall remains unchanged.

If the owner authorizes brick replacement but the underlying condition involves flashing, drainage, bridges, or an opening detail, the exterior may look repaired. At the same time, the source of the water intrusion remains.

Opening the wall can provide useful information about:

where water may be collecting
whether drainage space is blocked
how flashing is arranged
whether penetrations interrupt the system
whether other materials have been affected

For commercial buildings , that information can help distinguish between another surface repair and work that addresses the apparent source of the problem. The goal is not simply to replace what looks damaged. It is to understand what needs to change before closing the wall again.

What Should Architects and Contractors Watch for with Brick Leaks?

Architects, engineers, and contractors should pay particular attention to exposed wall conditions, repetitive details, and transitions that affect how water moves through the assembly.

For architects and engineers , observed field conditions can show how the installed assembly relates to the design intent and available project documents.

For contractors , sequencing matters because some of the most useful conditions may be visible only for a limited time period before the work is concealed.

That makes communication and timing important. A site visit while flashing, drainage space, or other components are exposed can provide more useful information than a visit after the wall is complete.

The $64,000 question is: How do you know you'll get a proper wall system the second time around?

For new construction or major repairs, make sure the architect designs and the masonry contractor constructs proper flashing, horizontal and vertical expansion joints, and other details needed to manage water.

With brick veneer, a representative wall section can help the team see how different components come together around:

windows
flashing
weeps
transitions
expansion joints
penetrations

The mock-up should be tested, and photographs should be taken at each stage of the successful construction. Once the wall is closed, those details are no longer visible. Good photographs can provide a kind of “comic book” record of how the wall was actually constructed and can be much easier to understand than trying to explain the construction later.

The goal is to identify and correct problems before the same detail is repeated hundreds of times across the building.

Is Brick Bad for Commercial Buildings?

Brick is not inherently bad for commercial buildings, but it needs to function as part of a wall system that manages water effectively.

Brick can be attractive, durable, and relatively low maintenance. The problem is not that brick can get wet. The problem begins when water gets behind the brick and has no clear path back outside.

That is why the owner did not simply buy brick. The owner bought a wall system.

When that wall leaks, the most useful evaluation explains how water moves through the system and what conditions may be contributing to the problem. Once the owner better understands the issue, they have better information to decide what to repair and why.

How Does Wynn L. White Consulting Engineers Help With Brick Water Intrusion?

Wynn L. White Consulting Engineers helps commercial owners, architects, and contractors evaluate water intrusion by looking beyond visible masonry and considering how the wall assembly manages water.

When portions of a wall are opened during repair or construction, Wynn L. White Consulting Engineers can also conduct site visits to become familiar with the work's progress and review exposed conditions for general conformance with the design intent.

If you have a commercial building with recurring brick leaks, or you're planning new construction or a major brick repair project, we'd be happy to talk through what you're seeing.

Environmental Hazard Remediation After Tropical Storm Marco and Hurricane Laura

Wed, 10 Jun 2026 15:34:34 GMT

If current projections hold, Tropical Storm Marco will make landfall along the Louisiana coast, followed soon after by Hurricane Laura. Environmental hazard remediation after Tropical Storm Marco and Hurricane Laura will involve mold remediation and water damage restoration. That’s a given. But there are other environmental hazards often present in our homes and buildings – asbestos, lead, PCB, and mercury.

Typically, storm coverage emphasizes mold remediation. I get it – mold remediation has been a hot topic for years now, and will continue to be, especially every time we have a tropical storm or hurricane. But everyone involved with environmental hazard remediation and recovery has to consider the other environmental cleanup hazards they could encounter.

Environmental hazard remediation after tropical storms takes time. Response work, particularly environmental cleanup, must balance speediness and caution. This is particularly important this week since we’ll want to get out and assess damage as soon as Tropical Storm Marco clears out. But here’s the problem: Hurricane Laura is going to make landfall right about the time that’s happening. Not the best time to get out and take a look at what recovery is needed since Hurricane Laura may cause more damage.

I know everyone wants to get in and get everything cleaned up and put back together. But sometimes hasty cleanup efforts can make more of a mess if we don’t slow down and assess all the potential environmental hazards in the work area.

My advice may not make much sense, and I know from my own experience that you want to get things fixed and back to normal as soon as possible. Things may feel (or literally are) upside down after tropical storms. Especially this week when we are going to take a hit from two storms almost literally back to back.

Remember though, your safety is the most important consideration. Whether it’s water in the roadways, downed power lines, unstable structures, or contaminated water, make sure it’s safe to move around before you try to get in and assess the damage and environmental hazards.

And when the storm is over, we often see hot temperatures return. Dehydration, heat exhaustion, and heat stroke are common problems.

Take care of yourself, then worry about contents – it’s worth repeating that you can always replace buildings and contents, but not people.

You can replace buildings and contents, but not people.

I won’t get too far into avoiding mold and mold remediation, other than to link to our other blog posts on avoiding mold . The important thing to remember is to determine the cause of the water or moisture problem that caused the mold.

Maybe the tropical storm or hurricane was the only cause of the mold. Or maybe there’s an ongoing moisture problem that existed before the storm. Find the cause, get the building dried out, cleaned up, and keep the mold from coming back.

Back to environmental hazard remediation. Tropical Storm Marco and Hurricane Laura are probably going to bring about a lot of renovation and demolition work that will disturb asbestos and lead. Don’t get so focused on mold that you ignore other hazards.

Remediation and Demolition Work Areas May Contain Asbestos, Lead, PCB, and Mercury

Asbestos and lead are more commonplace than you may think. It’s easy to encounter asbestos and lead when gutting out buildings – walls and floors often contain asbestos and lead.

And don’t listen to anyone that tells you there’s a date cutoff for use of asbestos or lead.

Also don’t forget to protect yourself against hazards that may be present in the cleaning chemicals you (or your contractors) will use.

It’s worth mentioning one more time that structures and walking surfaces may be unstable or unsafe. If there’s any doubt, don’t go in. Get out at the first sign of trouble.

You’ve heard this phrase when talking about driving into deep water: “turn around, don’t drown”. Well, here’s one for when you’re thinking about going into a building after a storm: “when in doubt, stay out”.

Here are some useful links for mold guidance from EPA and LSU :

EPA Mold Homepage

LSU Ag Center Mold Control Tips

Chris White on IAQ Radio

Tue, 09 Jun 2026 15:34:34 GMT

On March 21, 2025 Joe “Radio Joe” Hughes and Cliff “Z-Man” Zlotnik had Chris White on IAQ Radio to cover a wide range of indoor air quality and environmental topics, ranging from asbestos abatement, lead, mold and moisture, and storm recovery and response.

We’ll continue to post photos and videos, and share stories from our recovery work. In case you need recovery tips, here are some useful links for mold guidance from EPA and LSU that will help with environmental cleanup after disasters:

EPA Mold Homepage

LSU Ag Center Mold Control Tips

Spring Training 2026: Are You Ready for Mold Season?

Thu, 21 May 2026 15:34:34 GMT

It’s almost time for 2026 baseball. I don’t know about you, but I’m excited for Spring Training and college baseball to get going.

It is no coincidence that mold season runs concurrently with the Major League Baseball season, typically from the start of Spring Training through the end of the World Series. Building HVAC systems work harder to manage moisture during this period. Add in some storms, leaks, or any other moisture issues, and we’re off chasing mold and moisture problems.

In the world of facility management, mold and moisture recurrence is a theme we see far too often. As the legendary Cub Ernie Banks used to say, “Let’s play two!”—but in our industry, no one wants to play a mold remediation double header.

Repeating remediation is a costly error that involves unnecessary aggravation, time, and money. Mold problems frequently return if the initial cleanup only addresses the visible growth without correcting the underlying moisture source that caused the issue in the first place.

This building owner went through a rain out – inside the building! And this wasn’t the first time they had this problem. Instead of letting the mold and moisture problems manage you, take control of your building’s environment.

To stay ahead of the game, you need more than just a cleanup crew; you need a Proactive Moisture Management Plan. Taking a proactive approach can help you avoid problems altogether, or at least help you take quick action by getting the planning done now.

Don’t Wait for a Rain Delay—Make Your 2026 Season Game Plan Today!

Solving mold and moisture problems can be complex, but it doesn’t have to be a headache.

A baseball team needs a solid roster to win, and your building needs a Proactive Moisture Management Plan if you want to beat mold and moisture problems.

Whether you are currently facing a “rain delay” due to active mold issues or you want to build a championship defense to prevent them from ever starting, we are here to help.

Why spend the time and money reacting to mold and moisture issues when you could avoid the problems altogether? By taking a proactive approach now, you’ll have more time to focus on your operations.

Reach out today for a consultation — we’ll bring the expertise and solutions.

Our newest book has arrived just in time for the 2026 Mold and Baseball Season!

“Mold Prevention Guide in New & Existing Buildings – A Guide for Building Owners Who Want to Avoid Mold” is now available on the Amazon Kindle Store.

The book is an essential guide for building owners, facility managers, and construction professionals who want to protect their structures—and the people inside—from the costly, disruptive effects of mold. Drawing from over 35 years of experience, we walk readers through how to identify early warning signs, eliminate moisture problems, design for prevention, and manage mold without hype or unnecessary expense.

This book equips readers with the tools to:

• Understand how and why mold grows in buildings—old or new
• Prevent mold growth through smart design, construction, and maintenance
• Respond effectively to moisture and mold issues with proven strategies
• Train your team to spot and stop problems before they escalate
• Avoid legal liability and costly remediation mistakes

Click here to order your copy!

Asbestos Before Commercial Demolition: How a $30,000 Problem Can Become a $1 Million Cleanup

Wed, 13 May 2026 15:34:34 GMT

What Can Happen When Demolition Starts Before Asbestos Is Addressed?

Starting demolition before asbestos conditions are understood can leave the owner managing a contaminated debris field instead of a planned abatement project.

On the project I described above, demolition began before the asbestos issue had been addressed. The Louisiana Department of Environmental Quality later visited the site and observed debris that included material suspected of containing asbestos.

Wynn L. White Consulting Engineers was then brought in to conduct site visits, collect bulk samples, and provide environmental consulting. Laboratory analysis identified asbestos in the debris.

At that point, we weren't dealing with an asbestos material that could simply be identified, removed, and disposed of before demolition. We were dealing with asbestos in a much larger debris stream.

That's a very different problem. The current problem can be cleaned up. But it is going to cost a lot more to clean up now than it would have cost to address the asbestos before demolition.

What Should Commercial Owners Do Before Demolition Begins?

Commercial owners must evaluate demolition areas for asbestos and address applicable environmental requirements before demolition work begins.

Early asbestos consulting for renovation and demolition gives the owner and project team more information before they disturb materials.

That information can support decisions related to:

design
estimating
bidding
scheduling
contractor coordination
abatement planning
demolition sequencing

Finding asbestos before demolition does not automatically create a project crisis. Finding it after the material has been spread through the debris can.

Why Can the Cost of an Asbestos Cleanup Increase So Quickly?

Asbestos cleanup costs can increase quickly when a relatively small amount of asbestos-containing material mixes with a much larger volume of demolition debris.

Before demolition, the project may be dealing with specific materials in known locations.

After demolition, the owner may face a larger waste stream that includes many different building materials. That can make the cleanup and disposal process much more complicated.

In the project above, that difference was roughly $30,000 before demolition versus an expected cleanup approaching $1 million afterward.

Why Should Architects and Engineers Consider Asbestos During Project Planning?

Architects and engineers should consider asbestos early because environmental conditions can affect demolition scope, sequencing, budgeting, and project documents.

For architects and engineers planning renovation and demolition , identifying these conditions before construction starts gives the project team more time to incorporate them.

Once a contractor is mobilized, the owner may already have crews scheduled, equipment onsite, disposal arrangements in place, and other construction activities waiting on demolition.

At that point, an environmental discovery can affect much more than one line item.

What Should Contractors Know Before Starting Demolition?

Contractors should understand what environmental information is available before disturbing building materials and know how unexpected suspect materials will be addressed.

For contractors , the important question is not simply whether the building is old. It is whether the project team has enough information about the materials likely to be disturbed.

That may include asbestos and, depending on the project, other environmental hazards. Raising questions before disturbing suspect materials is far less disruptive than dealing with the same issue after those materials have been spread across the site.

Why Is Pre-Demolition Asbestos Planning Important for Schools and Large Facilities?

Pre-demolition asbestos planning is especially important in schools and large institutional facilities because those buildings often have multiple additions, renovations, and layers of materials from different periods.

A school campus may include original buildings, later additions, replaced flooring, modified mechanical spaces, patched ceilings, and other renovations completed over decades.

That history matters. For schools , early environmental information can support design, bidding, scheduling, and communication before demolition begins.

The same principle applies to hospitals , universities, commercial campuses, and other facilities modified repeatedly over time.

What Happens If Asbestos Is Found After Demolition Starts?

If asbestos is found after demolition starts, the first step is to understand what has been disturbed and what information is needed to define the cleanup approach.

On the project I described, Wynn L. White Consulting Engineers:

conducted site visits
collected bulk samples
reviewed laboratory findings
advised the owner about the conditions identified
developed an abatement and cleanup design
supported the owner's process for obtaining bids from licensed asbestos abatement contractors

At that point, the work focused on helping the owner move from an unexpected condition to a more defined path forward.

How Can Wynn L. White Consulting Engineers Help With Pre-Demolition Asbestos Planning?

At Wynn L. White Consulting Engineers, we help commercial owners, architects, and contractors understand asbestos conditions before renovation or demolition so they have better information for planning the work.

Our asbestos consulting services can include site visits, bulk sampling, laboratory result review, abatement design, and support during renovation or demolition projects.

We also work with architects and engineers, contractors, and facility owners when unexpected environmental conditions affect an active project. The goal is to identify the issue while there is still time to plan for it, rather than after demolition has made the problem larger.

What Should an Owner Do Before the Demolition Contractor Mobilizes?

Commercial owners should resolve the environmental questions that could affect demolition before crews and equipment arrive onsite.

If you are planning a demolition or major renovation, start by asking what is known about the building materials, what environmental information already exists, and what still needs evaluation. That information can help you define the work more clearly before bidding, scheduling, and demolition are underway.

If those answers are not clear, talk with Wynn L. White Consulting Engineers about pre-demolition asbestos planning while there is still time to make informed decisions. Addressing the question early can help protect the project budget, reduce avoidable disruption, and give the owner a clearer path into demolition.

Environmental problems during demolition can result in significant and needless disposal costs. I’m working on a debris cleanup and disposal project right now that is expected to cost someone close to $1 million.

$1 million.

Do you have an extra $1 million laying around?

On this project, the asbestos abatement and disposal could have cost about $30,000 if the project team had addressed the asbestos before demolition began.

Instead, demolition started before the asbestos issue was addressed, and the problem became much larger. That is not a small estimating miss. It is a good example of why environmental planning needs to happen before demolition gets underway.

Why Does NESHAP Matter Before Demolition?

NESHAP matters before demolition because federal asbestos requirements apply to certain demolition and renovation activities and need to be considered before materials are disturbed.

The federal Asbestos NESHAP, or National Emission Standards for Hazardous Air Pollutants, is found in 40 CFR Part 61, Subpart M. These requirements address areas such as asbestos inspections, notifications, work practices, and waste disposal.

In Louisiana, the Louisiana Department of Environmental Quality is responsible for implementing and enforcing applicable federal NESHAP requirements along with the state's asbestos regulations.

For an owner planning demolition, the important takeaway is simple. The asbestos question needs to be addressed before demolition begins, not after the building materials have already been disturbed and mixed into a much larger debris pile.

Why Should Asbestos Be Addressed Before Commercial Demolition?

Address asbestos before commercial demolition because disturbing it can turn a limited abatement issue into a much larger cleanup and disposal problem.

Before demolition, asbestos-containing materials may be located in identifiable parts of the building. After demolition, those materials can become mixed with concrete, gypsum board, flooring, insulation, masonry, mechanical components, and other debris.

The asbestos did not suddenly appear. Demolition changed the conditions and scale of the problem, which can affect cost, schedule, disposal, contractor coordination, and the overall redevelopment timeline.

Les Miles & Mechanical Engineers Deserve A Break

Wed, 13 May 2026 15:34:34 GMT

Les Miles & Mechanical Engineers Deserve A Break

I’d love to know what you thought when you read the title. There are some jokes I could make here, but I’ll only say that given how Les gives soundbites, I’d love to hear him explain the Second Law of Thermodynamics. I mean, who doesn’t think of Les Miles and mechanical engineers at the same time?

Les Miles has had quite an interesting time over the last few months. The poor guy goes from almost being fired to signing one of the best recruiting classes in the country. He’s one of the winningest coaches in LSU history. That’s as it should be considering what he’s paid. On the other hand, he also manages to drive a lot of people nuts by his “game management”. And by the way, there’s a certain SEC West team that’s had LSU’s number over the last several years. That doesn’t help. And you can bet that when LSU’s football season doesn’t meet expected goals, a lot of people will want to see Les Miles get fired. Just look at last season. Don’t get me wrong – I want LSU to win all the time, and by an overwhelming margin. But I hate to tell you this, that’s just not possible.

I have to say that I like Les Miles. I think he represents LSU well, and I also think he does a good job of managing the program. One time, he even said something nice to my son when we saw him out in public. He didn’t have to do that. You could say that he’s only paid to win football games. You could also say that in some respects several of the past football seasons have not met expectations. I can agree with that to a certain point. But I look at the fact that we’ve had a pretty good football team, and 90+% of the rest of the country would love to win as we have. To some people, winning all the time is everything. But I also think it’s important to have a coach that represents the University well. I think he does just that. So I wasn’t really happy with how he was treated at the end of last season. I think he handled the overall situation very well, and I think the university’s administration handled the situation as poorly as you could imagine. While some of Les Miles problems are self inflicted, I think many fans place unfair expectations on him.

Les Miles & mechanical engineers face high expectations every day.

Mechanical engineers are also sometimes in the same boat as Les Miles. When the mechanical system is working as it should, we’re slow to give praise. After all, if the mechanical system works as designed, no “atta-boys” are necessary since the system met expectations. Les is paid to win. Engineers are paid to design stuff that works. Every time. Talk about pressure. And the engineering profession, as a whole, does a pretty good job of meeting the standard of care.

But when there’s a problem with the mechanical system, a mechanical engineer just might be the first person to face the music, or at least is the first person questioned after the mechanical contractor. So, just like when LSU football has a clunker of a game and everyone wants to run Les out of town on a rail, the mechanical engineer catches it. But what if there’s a situation where the mechanical engineers design is placed at a disadvantage? Or what if there is a part of the mechanical system that interacts with the building enclosure, and the two design professionals in charge of the interacting system components don’t communicate with one another?

A really good example of this is when the space above a suspended ceiling is used as a return air plenum. This is very common in buildings all across the country. So what the design team is doing is using space above the ceiling to return air to the air handlers instead of hard ducting returns to the air handling machines. Much of the time, this system works well, and buildings don’t seem to have problems. Too often though, we see mold and moisture problems in buildings where this type of mechanical system is in use. Most of the time, these problems result because of induced negative air pressure at the building enclosure boundary. This results in unwanted moisture coming into the building that the building enclosure and mechanical system cannot handle properly.

A suspended ceiling will hide this return air plenum. Notice the openings. Is this really air tight?

So when mold and moisture problems show up in these buildings, who gets the blame? At first, it may be the contractor. But if the contractor constructed the building just like the construction documents showed, he might be off the hook. If the design is called into question, who on the design team gets the blame? If the building enclosure leaks (they all do) is it the architect’s fault since they designed the enclosure? Or is it the mechanical engineer’s fault because the mechanical system is the driving force bringing the air into the building (the pressure differential induced by the fans).

Les Miles & mechanical engineers sometimes cause themselves problems.

The offense is bad, the defense is young. Special teams don’t play well. We have too many penalties. I get it. The lack of diversity in LSU’s offense and the number of penalties drive me up the wall. Les can (and now he better, especially after last fall!) change this. If not, we’re gonna be in for a long football season. In case you missed it, there’s not a huge margin for error in the SEC.

As Wynn likes to say, fans are stupid (does he mean football fans?) – they’re going to get the air they need, and they don’t care where they get it. Think about it – the space above the ceiling is at negative pressure so that the air moves back to the mechanical closet the mechanical room. So by definition, the space above the ceiling is at a lower air pressure than the surrounding spaces. If that only includes the functional space below, and not an exterior wall or other interstitial space, that may not be a problem. But if the space above the ceiling is at a lower air pressure then outside the building, unless some barrier exists to prevent airflow, air will move through the wall and into the return air plenum and other interstitial spaces.

If there is moisture in that air, condensation and mold can result. The problem is, many times the mold and moisture problems don’t show up where the air comes in at first. Sometimes these problems are hard to spot. Mechanical engineers should know this, and most importantly, should do their best to make sure their systems don’t contribute to mold and moisture problems (much easier said than done, kind of like all of a sudden having LSU show up with an NFL caliber passing offense).

We are working on a project right now where the building probably will have similar problems down the road, because the return air plenum extends all the way to the perimeter. This doesn’t have to be a problem, just as long as the building is pressurized at the enclosure, and no unwanted air or moisture can make its way into the building. All too often, what we see is a leaky enclosure connected directly to a return air plenum, and that allows unwanted moisture in the building.

On this project, we pointed this out, and true to form, the architect says two things: 1) the building is positively pressurized, and 2) the mechanical engineer is responsible for the HVAC design. If I were to turn around and ask the same question of the mechanical engineer, he may very likely say the leaky enclosure is not his problem. The architect was also quick to point out how the enclosure was designed to be air and water tight. That sounds great, except for the fact that I saw first hand that wasn’t 100% true – we were at the site, saw a hole in an exterior wall, and I felt air coming in when I put my hand over the hole. And you’ll be happy to know the Owner has a full time enclosure consultant on this job. So at least there’s that. But one person can’t possibly catch every little thing.

Les Miles & mechanical engineers sometimes catch flak they don’t deserve.

So two different people on the design team might be working in a metaphorical vacuum (ha ha!), at least initially, and then later on, in a literal vacuum as the system sucks unwanted moisture into the building. What probably should happen is the architect and the mechanical engineer should sit down and figure out how the HVAC system and the building enclosure interact. Make no mistake about it, the HVAC system and the building closure interact on every building. So it’s a good idea to sit down and figure out what kind of problems can occur – early on in the design. Otherwise, problems can occur in the construction phase (leading to delays and possible cost overruns). But we definitely don’t want to see problems once the Owner occupies the building.

But since this is a mechanical system problem, the damages and the problems are laid at the feet of the mechanical engineer. These problems are avoidable if the mechanical engineer and the architect do a better job communicating. Otherwise, taking the standpoint that this is someone else’s problem to solve, or the problem does not exist at all, is going to result in trouble. At the very least, the architect and mechanical engineer should make sure there’s a discrete air barrier between the building enclosure/exterior environment interface. But I don’t think mechanical engineers are 100% to blame for these problems. And while Les Miles is the man in charge, we fans can’t expect him to win the SEC West each year. But Les, I’d sure like to beat Bama every once in a while! And by the way, you could probably have some seasons where we go .500 and you’d get a pass – just beat old Nick Saban.

And if this isn’t a case for whole building commissioning, or at least for HVAC system and building enclosure commissioning, then I don’t know what is. Commissioning the building system enclosure and HVAC system can help project teams avoid these problems.

To wrap it up, Les, if you’re reading this, I love you pal. But let’s get us a passing game to go with our fantastic running game. Run some trick plays. I know you like that. And once again, never ever ever ever run the option. Ever.

And for the rest of us, let’s appreciate a pretty good coach and football team, and also do a better job communicating and figuring out how our different pieces of the design interact with the designs of others. And of course, I’m all for giving engineers a break whenever we can. But I have to admit that I’m biased. I know many of you will disagree on my take on Les Miles and the mechanical engineer’s situation. That’s ok – I’ve had many people disagree with me in the past. If you’ve run into the building enclosure/return air plenum problem, how did you fix it? Please share it with me and I’ll post your solutions in the future.

Share your stories – email me and I’ll include your comments. I’ll remove names, dates, and details to keep your privacy safe.

Stay pressurized, my friends.

And remember, if you need help:

Wynn’s a good guy to have around if you want to solve environmental problems

Owner’s Project Requirements: How Commercial Owners Define What a Project Needs to Accomplish

Wed, 13 May 2026 15:34:34 GMT

I have seen projects that were completed successfully on paper but still left the owner asking why the building didn't work the way they expected.

I've also been on the other side of that question. As an owner, you look beyond whether the work was completed. You want to know whether the building does what you needed it to do.

That is where the Owner’s Project Requirements, or OPR, matter.

I use the OPR to help define those expectations before design and construction decisions begin shaping the finished building.

What Are Owner’s Project Requirements?

I think of Owner’s Project Requirements as a way to document the owner’s goals, performance expectations, operating needs, and priorities.

I like to use a restaurant analogy. Ordering a steak is not enough if nobody asks how you want it prepared. You might get a perfectly good steak, but it still may not be what you expected.

Buildings are obviously more complicated than ordering dinner, but the communication problem is similar.

The OPR can address things like temperature, humidity, building pressure, controls, maintenance, training, documentation, and water intrusion.

For architects and engineers , that information provides better context for design decisions.

Why Do Owner’s Project Requirements Matter?

I use the OPR to connect individual project decisions to what the owner actually needs the building to do.

I've seen projects where new HVAC equipment was installed, and everyone could point to the new equipment as a completed project item. But the owner was still dealing with problems involving controls, moisture, piping, or building operation.

That experience is a good reminder that there is a difference between asking, “Did we install the equipment?” and asking, “Did the project accomplish what the owner needed?”

For commercial building owners , that difference can affect operations long after construction is complete.

Why Do Owner’s Project Requirements Matter?

I use the OPR to connect individual project decisions to what the owner actually needs the building to do.

That experience is a good reminder that there is a difference between asking, “Did we install the equipment?” and asking, “Did the project accomplish what the owner needed?”

For commercial building owners , that difference can affect operations long after construction is complete.

What Should Owners Include in an OPR?

I encourage owners to document the problems they do not want to repeat, along with the performance, training, and operating expectations they want the project team to understand.

Useful questions include:

Are some spaces consistently uncomfortable?
Has the building experienced moisture problems?
Do staff struggle with controls?
What training will facility staff need?
What documentation should be available at turnover?

Those answers give architects and engineers better design context and give contractors a clearer understanding of project expectations.

What Role Does the OPR Play in Building Commissioning?

I use the OPR as the foundation for commissioning because it defines what the owner expects the building and its systems to accomplish.

Commissioning uses those requirements as a reference throughout the project. Design reviews, system testing, training, and documentation can all be evaluated against the expectations established in the OPR.

For example, if the OPR identifies indoor humidity, building pressure, or staff training as important, those expectations give the commissioning process specific criteria to address.

Without a clear OPR, the team may be able to determine that equipment operates. Still, it is harder to evaluate whether the completed systems respond to what the owner actually needed from the project.

Why Should Facility Staff Be Involved?

I want facility staff involved because they are the people who have to live with the building after the project team leaves.

They often know where problems repeat, which controls are difficult to use, and which systems create ongoing maintenance issues.

That firsthand experience is easy to overlook during design, but it can be some of the most useful information the project team receives.

That experience can help shape better project requirements early and make training and turnover more useful later.

When Should the OPR Be Developed?

I prefer to develop the OPR as early as practical, before major design decisions become difficult or expensive to change.

Early discussion gives the owner time to explain priorities, previous problems, training needs, and performance goals before assumptions become drawings, specifications, or construction work.

How Can Wynn L. White Consulting Engineers Help?

At Wynn L. White Consulting Engineers, we help commercial and institutional owners clarify project goals, evaluate building conditions, and provide technical information that supports project decisions.

We also work with architects and engineers, contractors, and commercial building owners when building-performance or field-condition questions require a clearer understanding of what is happening and what information is needed next.

What Is the Bottom Line on Owner’s Project Requirements?

The OPR is a practical way to define what the project needs to accomplish before those expectations become assumptions.

Write the expectations down, involve the people who operate the building, and use the OPR as a reference as the project moves through design, commissioning, construction, and turnover.

Start Project Commissioning In 2015

Wed, 13 May 2026 15:34:34 GMT

This year, resolve to Commission all of your projects

I hope your 2015 is off to a great start. Instead of asking you about your personal to-do list for 2015 (or worse, share mine), I thought I’d share an idea for a New Year’s Resolution that can help your projects move along. Project commissioning can help improve project performance.

You may have seen past blog posts on how Building Commissioning can help project teams successfully execute projects. Building Commissioning can keep costs down (over the long haul), reduce overall project time, improve communication, and in general make the Owner or Client happier than they may otherwise have been, since Building Commissioning projects involve the novel concept of defining the Owner’s Project Requirements (OPR) .

Ok, fine. But what if you’re not involved in Building Commissioning projects? I respectfully submit that if you’re involved in any kind of design, construction, renovation, demolition, or environmental sampling project, Owner’s Project Requirements (OPR) matter a great deal. Or if you’d like, change OPR to Client’s Project Requirements (CPR). It’s extremely important to define success on every project – no matter the size.

Start by asking the person who’s paying the bill for exactly what they want. I’m not a mind reader, and plowing ahead on a project without defining the client’s project goals can punch you in the mouth. Ask me how I know. Even if you do everything you said you would, you may end up with an unhappy client. Once you discover your client is unhappy, you’ll try to fix the situation, but you may wind up unhappy, even if the client winds up satisfied. For you Owners out there, do you want unhappy consultants, design professionals, and contractors? I doubt it.

Before I go further, I want to be clear on one thing – I’m not finding fault with design professionals, contractors, or Owners/Clients here. We all have a part to play in good (or hopefully not, bad) communication. And sometimes not communicating, even if no one’s to blame, can lead to unhappiness for some or all of the project team. Not good.

project commissioning can help you avoid being Force choked by your client, or your boss

Let me lay out a common scenario that plays out at our office: a contractor calls up asking for exposure monitoring for asbestos or lead. After asking for air sampling for the particular analyte, they usually stop talking. That’s when my vast experience kicks in, and I start asking a bunch of questions to find out where and when the work will happen, how many samples we need to collect, reporting requirements – all the information I need to do my job. Hopefully, this results in my delivering a comprehensive proposal, I win the project, we do a good job, and the client gets what they need and are happy. And they hire us again. But what if I don’t ask something important, and I wind up not taking enough samples, or delivering the final report after the client wants it? This is bad enough on a one-day sampling job, but if this happens on a large, long duration project, this could be bad for all involved.

Even though this may not seem to apply to you, I bet you see how this can apply to any project. I hope you consider Commissioning all of your projects – regardless of type, and you develop and implement a process that allows you to define the OPR or CPR (whatever you wind up calling it). I mean, the U.S. Navy commissions ships and submarines, even though they’ve built a ton of vessels. If it’s good enough for the U.S. Navy, it’s probably good for our projects too, right?

Are you or your project team currently involved in Building Commissioning projects, or do you have a process for Commissioning projects, regardless of type? Please share your story in the comments section.

Stay resolved, my friends.

Contact me for a free tip sheet with ideas for Building Commissioning, or for ideas on developing a Commissioning procedure for your projects.

Chris White, P.E., LEED AP, CBCP has been helping clients solve problems for 20 years. He is the most interesting engineer in the world, and is a LEED Accredited Professional and Certified Building Commissioning Professional (CBCP). You can follow him on Twitter @ChrisWhitePE .

Blog Roundup: Mold after Sandy and How to Kill It

Tue, 12 May 2026 18:19:48 GMT

Each week we bring you a roundup of posts from our blog that we think you’ll find interesting, informative, and entertaining–even if they’re written by an engineer.

Mold Problems after Sandy (Audio)

“Michael Reilly, Director of the Division of Planning and Response at the National Center for Disaster Preparedness and Assistant Professor of Clinical Environmental Health Sciences at Columbia University’sMailman School of Public, talks about the threat of mold in buildings after Hurricane Sandy, and what it could mean for public health during the ongoing recovery.”

10 Tips and 3 Tricks to Kill Mold

“Mold might not be the end all bad stuff that some folks make it out to be. But if you or someone else notices it-it must be an aggravation at the very least-and it is causing pain of some sort, so let’s stop it, clean it up, and keep it from coming back. Just taking the time to talk about mold is hurting your productivity, and there are known health affects of mold.”

5 Lessons from a Speaking Engagement

“Yesterday I had the privilege of speaking to the Rotary Club of Lake Charles about mold and moisture prevention. The presentation went great, but it got off to a rough start. This wasn’t my first time at the rodeo, so I managed to smooth things out. Here are some lessons and advice when addressing an audience.”

For over 25 years, Wynn L. White Consulting Engineers offers services and capabilities to lower owners’ risks through effective management of environmental, health, and safety exposures. Our main objective is to provide professional services which will allow our customers to concentrate on their core business functions. Contact us for a free 30 minute consultation to see how we can help you make your projects more efficient and more effective.

Blog Roundup: HazMat in Homes Not Disclosed, Lead and Violence, Energy Savings and Indoor Air Quality, Green Building for Star Wars

Tue, 12 May 2026 18:19:41 GMT

Each week we bring you a roundup of posts from our blog that we think you’ll find interesting, informative, and entertaining–even if they’re written by an engineer.

Mold, Asbestos Disclosure not Required in La. Home Sales

“Buyer beware: The Louisiana State Board of Home Inspectors Standards and Practice doesn’t require home inspectors to disclose hazardous materials in homes–including asbestos, mold, and even harmful toxic drywall. The reason the for this? Home inspectors are not accredited inspectors for asbestos, mold, and toxic drywall.”

Lead in NOLA Soil Linked to Violent Behavior

“The City of New Orleans has found high levels of lead in public playgrounds and is working to remediate the soil. Part of the issue is the incredibly high number of old houses in New Orleans that were painted with lead-based paint. When it comes time to sand and repaint, not everyone follows the rules to prevent lead from entering the air and eventually winding up in soil.”

Is the Quest for Energy Savings Killing your Indoor Air Quality?

“A lot of focus is put into making a building super “tight” for energy saving purposes.This means wraps, sealants, foams, insulation, etc. are used to reduce air infiltration. These features are excellent for energy savings, but reducing infiltration ventilation in a building can cause indoor mold growth (a large contributor to poor IAQ) and a buildup of indoor air pollutants.”

A Tatooine House in the Desert – Still Prone to Moisture Intrusion (Free Download)

“I don’t often read The New York Times, but when I do, I usually find something interesting like an article that details an innovative way to use bales of hay as a building material. The Big Bad Wolf and The Three Little Pigs come to mind, but in all seriousness using straw and plaster is not a bad way to utilize a renewable building material as long as you build the walls correctly to avoid moisture intrusion.”

For over 25 years, Wynn L. White Consulting Engineers offers services and capabilities to lower owners’ risks through effective management of environmental, health, and safety exposures. Our main objective is to provide professional services which will allow our customers to concentrate on their core business functions. Contact us for a free 30 minute consultation to see how we can help you make your projects more efficient and more effective.

Is the Quest for Energy Savings Killing your Indoor Air Quality?

Mon, 04 May 2026 15:34:34 GMT

The importance of building green or implementing green initiatives in existing buildings is on everyone’s mind. The top three outcomes building owners want to achieve by going green are:

Going green saves money, but it can adversely affect your indoor air quality.

1) Lowering operating costs ( energy savings ).
2) Having a healthier indoor environment (indoor air quality).
3) Helping the environment.

I’ve written about energy savings , but how does indoor air quality (IAQ) tie into the equation?

Energy savings and its effect on IAQ

A lot of focus is put into making a building super “tight” for energy saving purposes. This means wraps, sealants, foams, insulation, etc. are used to reduce air infiltration. These features are excellent for energy savings, but reducing infiltration ventilation in a building can cause indoor mold growth (a large contributor to poor IAQ) and a buildup of indoor air pollutants.
The importance of indoor air quality
Good indoor air quality is important for many reasons. We spend so much of our time indoors, and poor IAQ can impact our health, comfort, and productivity. It’s been well-documented that businesses with IAQ issues have experienced decreased employee productivity, increased employee sick days and increased costs of employee medical care.
Energy Savings vs. Indoor Air Quality
So you’re probably wondering what all of this means and if you’re going to have to make a trade off between saving energy or improving IAQ. The answer is no–you don’t have to choose one or the other. You can have both by balancing reduced air infiltration and proper ventilation . It’s all part of building science . When you control the outdoor air entering your building rather than letting it enter through cracks, unsealed joints, or leaks, your building can achieve both better IAQ and energy efficiency.
If planning new construction, make sure you and your contractor, architect, engineer, or consultant design an appropriate and effective mechanical ventilation system. If tightening an existing building, make sure any necessary updates are made to your ventilation system. In both cases, it’s important to keep your system maintained. Doing so can save you a lot of time, money, energy and headaches in the long run.

Where do I get more information?

Stay thrifty, my friends.

Chris White, P.E., LEED AP has been helping clients solve problems for 20 years. He is The Most Interesting Engineer in the World. You can follow him on Twitter @ChrisWhitePE .

Blog Roundup: Global Worming (No, that’s not a typo), Miracle Sprays, and Regulatory Mazes

Wed, 29 Apr 2026 18:03:49 GMT

Each week we bring you a roundup of posts from our blog that we think you’ll find interesting, informative, and entertaining–even if they’re written by an engineer.

Global Worming? No, that’s not a typo

“According to a story in the journal Nature Climate Change, worms are contributing more greenhouse gasses than previously thought. Do we eradicate worms from the Earth? That probably wouldn’t be very wise, but this got me thinking–how can we reduce CO2 in our day-to-day lives? Below are some common sense tips for reducing air pollution and hopefully some CO2 in the process.”

This Miracle Spray Will Have You Walking on Water! (Video)

“There’s a “miracle” product advertised on TV that is a miracle cure-all for leaks and all sorts of water problems. I’m sure you’ve seen it – the one where the pitch man sprays the product over an open screen door that’s placed in the bottom of a boat. Then we see him paddling around like nothing ever happened.”

Is Your Risk Management Plan up to date?

“An article about an ammonia release at Reddy Ice in Baton Rouge prompted me to remind our clients that their Risk Management Plan (RMP) as required by EPA needs to be kept up to date. Contact me for a free consultation if you get lost in the regulatory maze.”

Push for New Silica Exposure Rules Gaining Traction

“The Occupational Safety and Health Administration (OSHA) and the Office of Management and Budget (OMB) are coming under increasing pressure to address what some call hazardous working conditions in exposure to silica.”

For over 25 years, Wynn L. White Consulting Engineers offers services and capabilities to lower owners’ risks through effective management of environmental, health, and safety exposures. Our main objective is to provide professional services which will allow our customers to concentrate on their core business functions. Contact us for a free 30 minute consultation to see how we can help you make your projects more efficient and more effective.

Preventing Mold & Moisture Problems From Recurring, Costing You Money, & Wasting Your Time

Wed, 29 Apr 2026 17:34:51 GMT

Prevent Recurring Problems – don’t waste time and money dealing with the same problem over and over again.

Recur is defined as “to occur again, periodically, or repeatedly.” In our mold and moisture work, we see many instances where mold and moisture problems recur. Why is that? As it turns out, there are many reasons. A lot of these reasons have to do with complicated physics – the Second Law of Thermodynamics for example. There are tons of great websites, magazine articles, and books that explain all this in exhaustive detail – I just gave you the short answer.

Practically speaking, the “real” reason is many times much easier to understand. Maybe the building owner thought the problem was fixed and mold and moisture problems wouldn’t happen again. Maybe the previous project solved part of the problem, but there was something else missed, and now it’s causing mold and moisture problems. Maybe there’s not enough money right now.

Often though, we notice that mold and moisture problems are cyclical, almost following the calendar. When the weather starts to warm up, we get more and more calls from building owners having mold and moisture problems.

“Can you come out and look at this?” – so we go out, look at it, take samples, and tell them they do indeed have a mold or moisture problem. Gee thanks, Chris!

“So what do we need to do to clean it up?” – we tell them.

Maybe remediation happens, maybe not. One important question is many times not asked: what caused the problem? Another important question is also left out: what has to happen to keep this from coming back?

Those two questions are what I want to get at. I want to help my client get to the cause AND the real solution. Is it useful to know what type of mold is present? Sure, but it doesn’t stop there. Likewise, the work probably shouldn’t stop when the mold cleanup is finished.

More often than not, our work stops after the mold remediation. Maybe the owner doesn’t want to carry out the time consuming and expensive renovation or HVAC modification necessary to solve the problem. Or maybe repeating remediation is easier than the long term fix. It’s not – we’re just delaying the real fix. But hey, I’ll worry about that next quarter, or next year….

Whatever caused the mold or moisture problem, the remediation phase should also include eliminating the cause – in order to prevent recurrence. In other words, do this once, eliminate recurrence of the mold and moisture problems you’re fighting.

One thing’s for sure, if you have a mold and moisture problem, and you don’t eliminate what caused the mold and moisture problem to occur, the remediation work you’re doing now is only a dress rehearsal for the next time the problem occurs. Be ready to remediate all over again. The good news is you won’t have to call me to come back and take samples, because you’ll already know you have mold.

I know that’s not exactly a revelation, but it happens – a lot. And I know building owners and occupants are frustrated when they keep fighting (and appearing to solve) the same problem over and over again.

So why doesn’t the full solution play out? Sometimes the weather changes and the problem appears to go away. But sometime the problem comes back as soon as the hot, humid times return. And here in Louisiana, that doesn’t take long. Some owners are ok with cleaning up one time, knowing the mold will come back.

Whatever the reason, it’s not much fun to work on the project and not achieve the actual goal – remediating a mold or moisture problem AND keeping the problem from returning. It’s not much fun to be asked, “Why didn’t you get this right the first time?”.

So why this a seasonal thing? Well, one day, our buildings seem to be wringing wet, mold is growing like crazy, and we have to do something. The next thing you know, it cools down, and the mold goes away, or the wet materials seem to dry out.

So the problem’s solved – right? Since that’s the case, we don’t need to do anything else, do we? Well, it depends. If your goal is to get by until you really, really have to clean it up, ok. If your goal is to prevent recurrence, you have to work the problem through to the end.

One thing I’ve yet to mention directly is the case where the owner may have received bad advice from a consultant or contractor. I may have done a great job at determining where the mold is, what kind it is, and how to clean it up – but if I didn’t do a good job of finding the cause and recommending a solution, then the problem won’t get solved on its own.

The ceiling shown in the picture below could be materal that’s gotten wet over the last twenty years, and now it’s damaged and has mold. That’s not good, but what if that ceiling was only five or six years old, and this was the second or third time the owner’s had to remediate?

So, if you’re the building owner, what do you do?

If you really want to find the long term solution to a mold or moisture problem, start with hiring good team members. Find someone who’s not going to learn on the job – your job.

Next, communicate clearly what your definition of success is. Many times I may think I know better than my clients – but they’re the customer. Make sure the agreement for services indicates what the scope is.

When you receive your consultant’s report, make sure you know the problem’s cause, and that the report contains clear recommendations moving forward that will allow you to make a business decision. Each stop on the road should indicate how you’ll know the process is moving along successfully.

You’ll be able to decide if you can limp along until your next planned renovation, or you need to act now to mitigate or avoid mold and moisture problems. Otherwise, don’t be surprised if remediation with no actual fix leads to follow up remediation down the road.
Once you’ve decided to solve the problem, keep working until you’re done. Is it that easy? Yes and no. Yes, in the simple sense, but these projects usually involve several time consuming, costly steps. And that’s where some get caught – they stop the process, and the real solution doesn’t get implemented.

Whatever the case, these problems aren’t too big for you (even if the solution seems too big for your budget). With the right approach and the right team, you can really solve these problems and prevent recurrence.

Remember:

You shouldn’t have to remediate mold every few years.

Solve the real problem and you’ll only have to do the job once.

If you don’t solve the problem, the work you’re doing now is a dress rehearsal for next time.

I enjoy working again and again with clients – I’d just rather work on each project ONCE.

What Next?

PICK YOUR CONSULTANT

Select a firm with Registered Professional Engineers on staff

Select a firm with Building Science Experts on staff

Select a firm with Project team members with 20+ years spent helping building owners

Select a firm that other owners, engineers, architects, and contractors call to help solve mold and moisture problems

NEXT STEPS

Decide if you want to solve the problem once and for all.

Get going – the problem won’t get better by itself.

Engage your consultant.

Define your criteria for success.

Get to work finding the cause.

Weigh your options and make a business decision, not a decision based on emotion (apathy or hysteria).

Work the problem (just like Apollo 13).

Keep going until you’ve succeeded.

Stay moldy, my friends.

Understanding the Owner’s Project Requirements (OPR)

Wed, 29 Apr 2026 15:34:34 GMT

Design and construction professionals must understand the Owner’s goals for each project. Determining the Owner’s Project Requirements (OPR) is critical. What does the term “Owner’s Project Requirements (OPR) mean?

Simply put, the Owner’s Project Requirements (OPR) are the Owner’s goals for the project – it’s what they want to achieve by performing the project. How will our clients measure success? What result at the end of the project will make our client happy? Design and construction professionals can greatly increase the chances of project success AND client satisfaction by determining the Owner’s Project Requirements (OPR) early in the design process.

Some of this sounds pretty obvious – after all, as consumers, we’re all used to communicating our expectations to businesses who want to sell us something. When at a restaurant, we ask for steak at a certain temperature, or maybe a different side dish, and hopefully we get what we want. But that doesn’t always work, even we communicate clearly (or at least we think we did). And if the server never asks how we’d like our steak, and the restaurant serves all steaks well done or rare, the staff shouldn’t be surprised to hear complaints. And I’ll bet some patrons would say they should have been asked how they liked their steaks.

The restaurant example may seem kind of ridiculous, but think about it – I’ll bet your favorite restaurants ask you for what you want in clear, can’t-miss terms, and then deliver. In their way, they determined your OPR before getting to work. That’s what should happen on new construction, renovation, and yes, environmental hazard abatement and demolition projects.

Too many times the opposite happens on design and construction projects. In this case, we’re talking about projects that cost much more than even the most expensive meal, and the ramifications are serious – private funds, taxpayer dollars, liability, and reputation of those involved.

Determining and managing expectations and eliminating lapses in communication are key in defining Owner’s Project Requirements (OPR).

We have a school system client that employs a program management firm to assist in execution of design and construction projects. I’ll call them PMF. PMF’s responsibilities include managing the project on behalf of the Owner, and communicating with architects, engineers, and contractors to make sure the projects are successfully executed. They’re well compensated for their work and have almost a blank check to get things done. It’s unclear who works for whom. You’ll see what I mean below.

The school system has a building that’s undergone pretty significant HVAC renovations over the last couple of years. The building’s HVAC system has a central central Air Handler Unit and associated piping and infrastructure, while the classrooms have individual air handler units.

The HVAC renovations have included installation of a new rooftop mounted unit to supply fresh air into the building. I’m told the air is tempered and dehumidified, and the building is positively pressurized with respect to outside. Hooray!

However, the renovations didn’t include looking at the individual units in the classrooms, or at the associated piping/insulation. Corrosion and failed insulation have led to moisture problems and mold on the suspended ceiling tiles in the classrooms and corridor. The new insulation on the new pipe runs also show signs of failure. Chillers and pumps have had some ongoing problems also.

To make things worse, there’s no integrated control system between the new units (that supposedly have a sophisticated can’t-miss control system) and the units in the classrooms. On top of this, some of the chilled water system components aren’t working properly, so the building’s new HVAC system can’t control moisture (and I’m not 100% convinced it could), and the school’s custodian and school board maintenance personnel haven’t yet been trained on the HVAC system operation, and there are no Operations and Maintenance Manuals (think of these as the equipment Owner’s manual) for them to use in trying to run the system.

Un-Hooray.

PMF says piping serving the individual units was not included in their scope, along with pumps and chillers that serve the system. The school board maintenance personnel are stunned by this statement. Why modify parts of the system, when changes to all of the equipment were necessary to give the Owner a completely integrated system that doesn’t lead to water damaged and moldy ceiling tiles? And why continue to operate a system that can’t control moisture in the building?

PMF may have some valid points as to why they’re not at fault, but the Owner is not happy. In this case, it sure appears that PMF didn’t define the Owner’s Project Requirements (OPR) and make sure the new system components achieved the Owner’s objectives. And when PMF noticed problems, they weren’t very responsive in recommending corrective action. Rather, they looked only at their parts of the HVAC system, instead of how all the pieces fit together.

So who’s at fault? That’s tough to say, but the Owner has a problem – there’s more work to be done to get the whole system operational. Regardless of who is right, the Owner is ticked off. Not good.

So we all got together. I proposed looking at all the system components, including existing piping and insulation, operational status of the HVAC system components (old and new), proposed training for the Owner’s personnel (including videotaped sessions for future playback), Operations and Maintenance (O&M) Manuals, and Testing and Balancing work to get the system dialed in and fully operational. You’d have thought I just invented cold fusion with nothing but duct tape.

All those things should have been done in the beginning – if they’d defined the Owner’s Project Requirements (OPR) and…. commissioned the project.

What is Commissioning?

In short, Building Commissioning is a way of measuring and verifying that a building (or just one building system) performs as the Owner intended. Or put another couple of ways, it’s a process for making sure the customer (Building Owner) gets what they want, or if you’d like, it’s a process that helps us “Trust but Verify” the project lives up to expectations–you know, the thing actually works as intended. As we’ve come to expect more efficient performance from our building systems and operations, we’ve seen some supposedly high tech, high performance building projects fall flat when checking actual performance criteria. Building Commissioning is usually applied to an entire building early in the project (in the pre-design stage).

And there are a couple of other types of commissioning: Retro-Commissioning and Re-Commissioning:

Retro-Commissioning applies the commissioning process to existing buildings and can help resolve problems that resulted from the building’s design and construction and problems that arose during the life of the building. This process usually improves operations and maintenance (O&M) and enhances building performance.

Re-Commissioning applies the commissioning process to existing buildings that have already been commissioned. Ownership change, operational changes, or other circumstances may trigger Re-Commissioning.

The long and short of it is there are different types of building commissioning (for the whole building, or just parts) that Owners can select to help them make sure their buildings/systems perform as expected. These are excellent tools for doing just that.

So, why do it?

There are many reasons to consider Building Commissioning. Done successfully, Building Commissioning helps:

>Define the Owner’s Project Requirements (OPR), so everyone involved in the project understands what the Owner considers important for project success (what a concept, right?).
>The Design Team understands the OPR and effectively communicate the design and operational requirements to the Contractor.
>Contractors understand the testing, measurement, and verification (along with training, warranty, etc.) requirements.
>Make sure there’s a smooth transition from the Contractor to the Owner’s operations personnel.
>Ensure success doesn’t just exist on paper–it provides real, measurable data that verifies successful project completion.
>Reduce the overall cost for operating and maintaining a building.

There are guidelines for commissioning new projects (new buildings), as well as existing buildings. I won’t go into that too much here, but Owners can choose how much (or little) to do. But it’s important to get the commissioning process started as early in the project as possible.

What systems are commissioned?

Typically, all mechanical systems (HVAC) are commissioned, as well as electrical, Life Safety, building automation systems (BAS), and other special components. This goes beyond just Testing and Balancing work–although TAB is an important part of HVAC systems commissioning. And sometimes the building enclosure (roof, walls, windows, etc.) are commissioned as well. Yes, the enclosure is a building system, and depending on the overall building design, there may be unintended interaction between the HVAC system and building enclosure.

The testing, measuring, documentation, and verification part of commissioning is a great way to kick the tires to make sure critical building system components actually work before they’re really needed. The fancy phone app screen may say the backup generator is ready, but the generator may not work when the storm knocks out power. That’s not the time to troubleshoot.

If an Owner has had significant roof leaks or HVAC problems, defining the OPR can establish the Owner’s requirements for enclosure performance, or temperature, relative humidity, and indoor environmental quality (IEQ) criteria, and help the Design Team and Contractors understand what frustrations the Owner has experienced.

Some things are pretty easy to check and verify – like the picture below.

In this case, there’s a pretty low-tech, easy to operate HVAC system control. And sure enough, when the switch was in the “OFF” position, the AC stopped running. Ironically (and I thought this was hilarious), this particular building owner had spent big money on an energy management system that allowed control of ALL (at least they thought) of their HVAC systems. However, this unit (and another in the same building) were not included in the energy management system, so the elaborate control you see in the photo is all there was to control the building’s HVAC system. So even though there’s an App for that, the only way to turn the thing on and off was to flip the switch. That’s NOT funny if you’re a building owner who expects real, measurable, verifiable energy savings from the new, expensive building control system. But like I said, I thought it was kind of funny (especially since I didn’t design it).

ASHRAE Guideline 0 – is it required?

ASHRAE Guideline 0 is a widely accepted standard for the Commissioning Process. I think it’s a well thought out document, and applied correctly, goes a long way in helping make sure the Owner’s goals are met. In many locations, Owners can pick some or all components they want commissioned, but there are jurisdictions in the U.S. where building codes may require building commissioning, and Guideline 0 will be part of that. Or if pursuing LEED commissioning points, expect to see Guideline 0.

Who does Building Commissioning?

Typically, the Owner engages an independent third party to facilitate commissioning. This person acts as the Owner’s representative in preparing building commissioning plans, communicating with Design Team members and Contractors, reviewing design documents, evaluating test results and reports, and training of Owner’s personnel in O&M procedures. This person checks as appropriate to make sure the commissioning plan is being executed, and in the end, prepares a report outlining results. The Commissioning Agent (sometimes called the Commissioning Authority or Commissioning Professional) should have appropriate background and credentials in Building Commissioning.

Stay trustworthy, my friends. Contact me for a free 30 minute consultation if you have any questions about your buildings.

Chris White, P.E., LEED AP, CBCP has been helping clients solve problems for 20 years. He is the most interesting engineer in the world, and is a LEED Accredited Professional and Certified Building Commissioning Professional (CBCP). You can follow him on Twitter @ChrisWhitePE .

Mr. Fluffy Asbestos & the Ghostbusters Stay Puft Marshmallow Man

Mon, 27 Apr 2026 18:17:00 GMT

Social media’s fantastic. Twitter, Facebook, and other social media outlets allow regular folks like me to interact with our favorite authors, celebrities, athletes, and friends. And there’s also unlimited potential for wasting time and killing productivity. Don’t tell my boss – it’ll take away from his time spent looking for clever Star Trek slides to insert into his PowerPoint files. If you’ve seen him speak, you know what I mean.

Over recent months, I’ve noticed Twitter accounts for many fictional characters. Darth Vader has at least one Twitter account. Some of the tweets are actually pretty funny.

Recently I tweeted a link to a news article from Australia relating the plight of Australian homeowners dealing with asbestos problems in their homes. That may not seem like a huge news story, but these homes are called “Mr. Fluffy homes” since they contain an asbestos insulation product known as – you guessed it – Mr. Fluffy.

I sent this because the Mr. Fluffy product name made me think of the scene in Ghostbusters where the guys are fighting to save New York City and they wind up fighting a giant marshmallow, the Stay Puft Marshmallow Man.

I mean, when you hear “Mr. Fuffy”, the last thing to cross your mind is “Wow, I better steer clear of that.” Instead, this product contains asbestos. Irony. Just like the scene from Ghostbusters where it seemed pretty ridiculous that the Ghostbusters would fight a giant marshmallow man sent to destroy the world.

Then things really got weird – the Stay Puft Marshmallow Man actually responded to my tweet! You know things are weird when a nonexistent fictional character is corresponding with you via Twitter. Here’s my original tweet and my exchange with the Stay Puft Marshmallow Man (if you accept the reply as actually coming from a fictional character):

But hey – he’s famous!

It brings to mind the idea that some folks think asbestos is not really a problem.

So, when is asbestos a problem?

That’s a tough question to answer. In my work I’ve come across people who think the asbestos problem is completely overblown, and only take steps to deal with asbestos legally when someone makes them. I’ve seen others who appear to overreact because television commercials and the Internet scared them to death. No matter what, we have to approach every asbestos project with an abundance of caution.

Some folks think that asbestos abatement projects have become pretty routine. And since that’s the case, we won’t have any problems performing asbestos projects, or we can pretty much do what we want because no one is checking – whether that’s the boss or the regulatory folks. Or maybe you’ve had a good run of luck on your projects, and your contractors and consultants have done a really good job for you. That’s certainly what I hope, but sometimes we can take success for granted.

A Google News search will reveal numerous stories where people perform illegal demolition and asbestos removal. Many of these people knowingly expose employees and building occupants to asbestos and other environmental hazards. There’s no excuse for this.

Mr. Fluffy may sound like the name of a child’s toy, but to those homeowners in Australia, Mr. Fluffy’s actually a pretty scary phrase. The word “asbestos” doesn’t seem to strike terror in the hearts of many as it used to, which is not entirely a bad thing. But just because we may not be as scared of asbestos anymore, that doesn’t mean we asbestos with zero respect.

So if you’re a building owner, contractor, design professional, or consultant, it may be a good idea for you to check on your projects and see for yourself how they’re really going. Ignorance may be bliss, But ignorance may also lead to complacency, and that can jump up and pop us in the mouth. On asbestos projects, like other environmental work, the best surprise is no surprise.

So what’s the point? I was struck by the irony that a product named Mr. Fluffy could on the one hand sound pretty comical, while at the same time, this product is causing much distress for those homeowners. Likewise, the Ghostbusters were pretty scared of the giant Stay Puft Marshmallow Man.

It reminded me that asbestos deserves more respect and that everyone who contemplates renovating their building should renew their focus and dedication to detail on asbestos projects – especially as we prepare for the busiest time of year for renovation and demolition projects. It also made me remember what a great movie Ghostbusters was.

I wish you all the best of luck – on all your projects. If I can help with anything, please let me know. And if you would like to follow a Twitter account that contains mostly baseball references, minimal political griping (I promise!), occasional project updates, and a fair amount of nerd humor, you can follow me on Twitter: @Chris WhitePE.

And you can always reach me by email:

cwhite@wynnwhite.com

Stay fluffy my friends.

Heavy Metal. Does Lead Cost Society More Than The Affordable Healthcare Act?

Mon, 27 Apr 2026 18:16:58 GMT

Growing up in the ‘60s, I was never really into Heavy Metal—or was I? Looking back, I remember getting my driver’s license, and in 1967 listening to…

“Get your motor runnin’
Head out on the highway
Looking for adventure
In whatever comes our way”

…from “Born to be Wild” by Steppenwolf.

Great times.

When I had a little extra money and wanted my Mustang to have a little more spiz—I asked the gas station attendant to “fill her up with ethyl”—meaning premium high octane gasoline. Ethyl was tetraethyl-leaded gasoline.

Who knew the problems leaded gasoline would cause?

Fast forward to today and the consulting work I do to reduce the problems caused by lead. Who would have predicted I would be helping clean up some of the problems I helped create?

I felt like lead based paint was a huge problem for our society. I sought (and received) training and accreditation as a lead inspector, risk assessor, and project designer—for lead paint. Now, I’m not quite so sure that lead based paint is the main culprit.

Why is lead from gasoline (which was banned in the USA in 1996) such a concern? Figure 1 shows the use of lead in gasoline. Notice the peak was in the heart of my “formative” years (some children of the ‘60s are still in their formative years).

Is there a correlation between leaded gasoline usage and violent crime? Was lead the “heavy metal thunder” from “Born to be Wild?”

On crime, Dr. Herbert Needleman, Ph.D., a University of Pittsburgh researcher, conducted a 1996 study that showed children with high lead levels were much more likely to exhibit aggressive behavior than those with baseline levels. The following graph (Figure 2) seems to indicate that as lead was phased out of gasoline, violent crime went down.

Urban areas still have lead in the soil—from the gasoline—and it will cause problems for years to come. Perhaps even more so than lead based paint.

So…

What can we do about the lead in the soil adjacent to our roadways?

Well, we can dig it and dump it—basically removing the contaminated soil and placing it in a landfill approved for hazardous waste. Does that sound expensive?

Or, I favor exploring Dr. Howard Mielke’s approach to resolving the problem. His method covers the contaminated soil with a bright orange, water pervious geotextile material and 6” of low lead soil. The geotextile prevents low lead soil from mixing with the underlying original soil that it covers, and the geotextile acts as a warning layer to anyone digging into soil. (Dr. Howard Mielke, Ph.D., a research scientist with Tulane).

I’m open to treating contaminated soil with fish bones as well—if it can be done cost effectively.

The work we do in the industry today, involving removal of lead based paint, is important, and the air monitoring we do shows that workers protect themselves and the environment. It isn’t the paint in the industrial market place that concerns me. It is the paint and soil in the urban areas.

I’d love to hear your questions or comments about lead based paint and lead contaminated soils. Click here to send me a comment or questions.

Best regards,

Wynn L. White, P.E.

January 16, 2014 The Louisiana Joint Engineering Society Conference is in Lafayette, LA next week.

Wynn will cover Commissioning Construction Projects/Avoiding Construction Defects on Wednesday from 8:00 AM until 8:50 AM. Chris White, P.E., LEED AP, CBCP, will cover Green Building Guidelines & Rating Systems on Thursday from 8:00 AM until 8:50 AM. Call or email Wynn if you’d like more information.

What if The Emperor Built the Second Death Star Using Building Commissioning?

Mon, 20 Apr 2026 15:34:34 GMT

The Star Wars: The Force Awakens trailer gives me another chance to write a blog post about Star Wars and Building Commissioning!

The first trailer for the upcoming Star Wars movie has me really fired up. Star Wars Episode IV is far and away my favorite all time movie. So I’m really excited for the new movie release, but good grief we have to wait until December 2015! The new trailer got me thinking about my previous blog post on Star Wars, the Death Star, and Building Commissioning .

My thoughts eventually took me to Episode VI, where Luke Skywalker and his friends once again face long odds. At the start of the movie, Luke Skywalker is supposedly a Jedi Knight (although we don’t really see him do anything cool), Han Solo is frozen in carbonite (since he was in carbonite, does that mean there’s an online backup of Han Solo somewhere?), and everyone else is hanging around Jabba the Hutt’s house. Since this is a family blog, we’ll skip discussion of Princess Leia’s garb during the start of the movie, arguably the only positive at that point.

On the other side – the Emperor and Darth Vader. The Emperor is nearly all powerful in the Force – I mean, the guy can shoot lightning out of his fingertips, and even Darth Vader is scared of him. And there’s Darth Vader, with the whole breathing thing, outfit, and deep voice. So we’re really supposed to believe the good guys are going to win against these two, plus all the stromtroopers and cool stuff the bad guys have?

The Emperor is building a new Death Star! Impossibly, the old guy is repeating his mistake from Episode IV – they design the thing with a vulnerability. The original Death Star design team probably got whacked at the end of Episode IV when the original Death Star blew up. So the new team of architects and engineers probably weren’t too worried about successful design and construction since the old guy was used to catastrophic building failure. And it turns out, the Emperor wasn’t doing so great – check out those wrinkles. He’s really worried about Luke Skywalker. So the bad guys have some issues too.

But the Emperor’s design team learned a lesson – they’ll use a shield to protect the new Death Star! The shield generator is in a secret location guarded by zillions of Imperial soldiers. Seems like a sound plan. Think of this shield as spray applied sealant or face sealed system as the only means to protect a building against water (situations where there’s no cladding drainage plane). Not a good idea in the movie, and not a good idea in real life. But that’s another discussion for a different day.

So, Luke and his cohorts set out to destroy the shield generator while the Rebel fleet gets ready to attack the new Death Star. However, a bunch of cute little teddy bears manage to capture Luke & friends and derail the plan. And Luke can’t Jedi mind trick them, flick them away with his hands, or anything else. You have to wonder what Yoda really taught Luke. It’s not looking good.

But Luke & friends make nice with the little guys and then proceed to attack the shield generator, only to face capture. Luke willingly turns himself in, thinking he’s going to change his Dad’s mind (see reference above to fear of guy who shoots lightning from fingers) and defeat the Emperor.

The Rebel fleet shows up, and discovers that “It’s a trap!!!”. Really? That’s it? I mean, why not head off into hyperspace and live to fight another day? Instead, the Rebel fleet sits there and gets decimated. You didn’t have to be James T. Kirk to realize, “hey, we better get outta range!”.

But the little woodland creatures save the day, the shield generator gets blown up, the Rebels attack, Luke Skywalker gets mad at Darth Vader and almost whacks him, and the Emperor, despite all his powers, gets thrown down a shaft WHILE STILL SHOOTING LIGHTNING OUT OF HIS FINGERS! And the Rebels blow up the Death Star.

The Emperor Should Have Chosen Building Commissioning!

I mean, the Emperor really could’ve used a Commissioning Agent – not once, but twice. Think of how the fate of the galaxy may have changed. Building Commissioning, applied to the first Death Star, and definitely the second, could’ve saved the old guy some headache. At the very least, the Commissioning Agent would’ve suggested putting a shield around the shield generator, thereby protecting the shield that really mattered. Although I bet a behind the scenes look would reveal the backup shield and generator was “value engineered” out of the job. Just go with me on this.

So if you’re a building owner, architect or engineer, contractor, or facility manager who’s faced repeated building system failures, consider building commissioning, and you may not get the shaft like the Emperor eventually did (sorry, just had to do it).

Engaging a commissioning agent doesn’t guarantee project success, but building commissioning sure can help.

There are many reasons to consider Building Commissioning. Done successfully, Building Commissioning helps:

>Define the Owner’s Project Requirements (OPR), so everyone involved in the project understands what the Owner considers important for project success (what a concept, right?).
>The Design Team understand the OPR and effectively communicate the design and operational requirements to the Contractor.
>Contractors understand the testing, measurement, and verification (along with training, warranty, etc.) requirements.
>Make sure there’s a smooth transition from the Contractor to the Owner’s operations personnel.
>Ensure success doesn’t just exist on paper–it provides real, measurable data that verifies successful project completion and performance.
>Reduce the overall cost for operating and maintaining a building.

Who does Building Commissioning?

Y ou don’t have to be a Jedi Knight or Sith Lord to engage a building commissioning professional. We don’t use The Force. But it sure would be cool if we did!

Typically, the Owner engages an independent third party to facilitate commissioning. This person acts as the Owner’s representative in preparing building commissioning plans, communicating with Design Team members and Contractors, reviewing design documents, evaluating test results and reports, and training of Owner’s personnel in O&M procedures. This person checks as appropriate to make sure the commissioning plan is being executed, and in the end, prepares a report outlining results.

Not as exciting as using The Force, but this stuff is pretty important.

The Commissioning Agent (sometimes called the Commissioning Authority or Commissioning Professional) should have appropriate background and credentials in Building Commissioning. Love of Star Wars movies is recommended but not required.

May The Force be with you. Contact me for a free tip sheet on how to perform building commissioning without blowing up the Death Star. Or I can help you blow up the Death Star – did I mention we also provide demolition consulting services?

Chris White, P.E., LEED AP, CBCP has been helping clients solve problems for 20 years. He is the most interesting engineer in the world, and is a LEED Accredited Professional and Certified Building Commissioning Professional (CBCP). You can follow him on Twitter @ChrisWhitePE .

Hurricane Laura Mold Damage

Thu, 16 Apr 2026 15:34:34 GMT

How Do You Separate Hurricane Laura Mold Damage From Prior Mold Damage?

Hurricane Laura mold damage is unknown at this point. Remnants of Hurricane Laura are still out there, and we haven’t yet had the chance to assess damage across the region. And when it comes to mold, the problems don’t show up right away. The good thing about that is you have some time to get materials dry and clean, and maybe avoid mold growth. Usually though, 24-48 hours after a storm, you’ll start to see mold growth. I’ll bet people across the region will start seeing Hurricane Laura mold damage.

As people start to gut homes and businesses, they’ll see Hurricane Laura mold damage, but they’ll also see mold damage that predates Hurricane Laura. You might wonder why this is a problem, or who might care about this.

In my opinion, it shouldn’t matter much. Mold growth is mold growth, regardless of whether it started yesterday or 30 years ago. Find the mold, do the mold remediation, and make sure the mold does not come back. But it might matter to the people with the most clout. The people writing the checks – the insurance companies.

I’m not here to bash insurance companies. They’re obligated to live up to the conditions of the policies they write. And without going into it too much, they are obligated to cover the damage caused by Hurricane Laura. That will include Hurricane Laura mold damage.

What they won’t want to do is cover mold damage that is not Hurricane Laura mold damage. The problem is that here very soon it’ll be difficult, if not impossible to separate Hurricane Laura mold damage from mold damage that was already there. And if you’re doing mold remediation, do you stop to wonder how long the mold has been there, or do you clean it up and move on to the next problem?

After Hurricane Katrina and Hurricane Rita, we worked to help Building Owners and Contractors with environmental problems. Most of our work was mold related, but we did a fair amount of environmental work as a result of Hurricane Katrina and Hurricane Rita. We worked everywhere from Pascagoula, Mississippi, to southwest Louisiana. We worked in hotels, schools, libraries, airports, casinos, offices – all kinds of buildings. A lot of that work was asbestos, our claim to fame, but a lot of it was related to mold damage.

An interesting twist to some of the work was the fact that we were asked to differentiate between Hurricane Katrina or Hurricane Rita mold damage and water damage and mold that existed prior to the storm. How exactly can you do that? In some cases, we were asked to differentiate between Hurricane Katrina mold damage and Hurricane Rita mold damage – two devastating storms that occurred less than a month apart. Sure, we can do that.

From my perspective, that’s not that important since I want to help the Owner fix the problem, hopefully for good (you can’t design and build for every contingency, but you can hedge your bets). But Building Owners and the insurance people were sure wanting to know what damage Hurricane Katrina caused so they could sort out claims adjustment. And that’s certainly understandable.

Take a look at the pictures below. The wall cavities shown are from a building in Louisiana, and there’s no doubting that the wall has experienced water damage. That Hurricane Katrina damaged this building was also apparent due to observations made at the time of the storm. What’s not so obvious is the answer to the question, “What about before Hurricane Katrina?”. At the time of the storm, this building was pretty old, and based on the site conditions and wall construction, it’s apparent that the wall materials very likely endured water damage and mold before 2005. But differentiating between the Hurricane Katrina mold damage and that caused by prior storms is often impossible.

See any problems with the wall construction? As with any cladding system, the brick veneer allows some water in – but the important question is how the wall system manages the water that does get in. In this case, the wall system was vulnerable from day one. So as much as we’d like to blame Hurricane Katrina for all mold and moisture problems in the area, this building had mold and moisture problems – it just took a storm like Hurricane Katrina to make the problems in this building known. The good news is the remediation went well, and as far as we know, the Owner had a happy ending in the long run. As many of you know, not all Hurricane Katrina remediation stories had a happy ending. Hurricane Laura mold damage will likely follow similar patterns.

Please send me your comments and any tips you’d like to share with people working to recover from Hurricane Laura mold damage, and I’ll include your responses in a future post.

And if I can help with anything, give me a call (225-761-9141 extension 2) or send me an email at cwhite@wynnwhite.com .

Stay dry, and stay safe, my friends.

Chris

Are Your Welders At Risk From Manganese Exposure ?

Thu, 16 Apr 2026 15:34:34 GMT

This article is in the October 2015 BIC Magazine. To read the magazine article, click here. Also check out the BIC Magazine Online website .

Are Your Welders At Risk From Manganese Exposure ?

To answer in true engineering fashion, “It depends.”

Do you ever see your welders in a little bit of a plume or working directly over or downwind of the weld? Get the picture? How can the welders be exposed? Manganese is in all steel and is often added to improve strength and hardness. So the welder can be exposed, even if there is no manganese in the welding rod.

One man’s medicine is another’s poison

Manganese is an essential nutrient. A healthy person with normal liver and kidney function can excrete excess dietary manganese. Inhaled manganese is of greater concern because it bypasses the body’s normal defense mechanisms. This can lead to manganese accumulation and adverse health effects including damage to the lungs, liver, kidney and central nervous system. Male workers exposed to manganese also have a higher risk of fertility problems. Prolonged exposure to high manganese concentrations (>1 mg/cubic meter) in air may lead to a Parkinsonian syndrome known as “manganism.” Chronic exposure to the manganese-containing pesticide maneb is also reported to cause Parkinsonlike symptoms. According to the National Institute of Occupational Safety and Health (NIOSH), Parkinson-like symptoms may include tremors, slowness of movement, muscle rigidity and poor balance.

Exposure to manganese occurs primarily in mining, ore-crushing and metallurgical operations for iron, steel, ferrous and nonferrous alloys. Manganese fumes are produced during metallurgical operations and several types of welding operations. The exposure can vary considerably depending on the amount of manganese in the welding wire, rods, flux and base metal, according to NIOSH.

Numerous studies indicate welders may be at increased risk of neurological and neurobehavioral health effects when exposed to metals such as lead, iron and manganese. Carbon monoxide, heat and stress can also contribute to neurological impairments in welders. Some studies indicate welders exposed to low levels of manganese (<0.2 mg/cubic meter) perform more poorly on tests of brain function and motor skills. These effects include changes in mood and short-term memory, altered reaction time and reduced hand-eye coordination. According to NIOSH, it is not known if these findings have clinical significance.

Why are we talking about manganese exposure now?

OSHA set the Permissible Exposure Limit (PEL) at 5 milligrams per cubic meter over 20 years ago. The American Conference of Governmental Industrial Hygienists (ACGIH) recently lowered its Threshold Limit Value (TLV) for respirable/inhalable manganese to 0.02 mg/cubic meter and 0.1 mg/cubic meter — significantly lower than OSHA’s PEL.

ACGIH is a nonprofit, nongovernmental corporation dedicated to promoting worker health and reducing exposures to environmental health stressors in the workplace. It is not OSHA and doesn’t set legal or regulatory exposure limits, but some governmental agencies and businesses use the TLVs as their standards. And therein lies the rub.

How much credence do you give to the TLVs? Go with the TLVs and risk someone asking why you’re using TLVs that maybe aren’t enforceable, or only worry about OSHA’s PEL for manganese and have someone ask why you didn’t take the conservative approach? You can count on the Law of Unintended Consequences coming into play at some point.

What can you do to reduce manganese exposures?

You have three basic options: eliminate the manganese, control the hazard or provide PPE.

With respect to eliminating the hazard, forget it. Even if you use welding rods without manganese, we aren’t going to eliminate manganese from steel. So the manganese is here to stay.

You can often control manganese exposures but not always. The work is what it is.

We recommend a combination of engineering controls with PPE (include training along with both the engineering controls and PPE selection).

We base our recommendations on the welder exposure monitoring we’ve completed over the years. We’ve found even with well planned and properly implemented engineering controls, the actual work circumstances will invariably lead to a situation where engineering controls alone don’t work. In those cases, respiratory protection is required. And make sure you’ve selected the right respirator/filter combination.

Stay safe, my friends.

Blog Roundup: Shady Mold Inspectors, Building Commissioning, and Helping Others

Thu, 16 Apr 2026 15:34:34 GMT

Periodically we bring you a roundup of posts from our blog that we think you’ll find interesting, informative, and entertaining–even if they’re written by an engineer.

Post Sandy Mold Inspectors and Remediators – Dirty Rotten Scoundrels? (Free Download)

“ABC News issued a Consumer report about mold inspectors who are ripping off building owners along the east coast. During the interviews, Dr. Richard Shaughnessy, Ph.D. gave great tips on what to do to protect yourself (and your building). Dr. Shaughnessy is who I looked to in 2001 when I decided to enter the mold inspection/consulting field. Poor performance may not come to light until your building has been ruined.”

Building Commissioning – Making Sure Buildings Perform as Intended

“Building Commissioning (Cx) is an extremely interesting (at least to those who design, build, own, test and operate buildings and building systems) and relatively new field in the not-so-new age of enhanced building performance. So, what is building commissioning? What is it? In short, Building Commissioning is a way of measuring and verifying that a building (or just one building system) performs as the Owner intended.”

How Handwashing Can Save Lives – Rotary Initiative

“I am proud to say I helped organize a mission for Rotary Club of Baton Rouge to Belize as part of Rotary International’s efforts to save lives, improve environmental conditions and overall quality of life. It’s part of my personal and corporate commitment to put service above self. An inexpensive, easy way to combat disease is to increase awareness to the importance of handwashing and provide access to potable water.”

For over 25 years, Wynn L. White Consulting Engineers offers services and capabilities to lower owners’ risks through effective management of environmental, health, and safety exposures. Our main objective is to provide professional services which will allow our customers to concentrate on their core business functions. Contact us for a free 30 minute consultation to see how we can help you make your projects more efficient and more effective.

Blog Roundup: Florida Could Ditch LEED, Asbestos Awareness Week (Download), & The Ethics of Exporting Poison

Thu, 16 Apr 2026 15:34:34 GMT

Periodically we bring you a roundup of posts from our blog that we think you’ll find interesting, informative, and entertaining–even if they’re written by an engineer.

Florida Could Loosen Up LEED Reliance–Does it Matter?

“A pair of Florida lawmakers is attempting to broaden green building compliance by loosening up reliance on LEED. If the bills are successful, state buildings could rely on lesser-known green certification programs such as Green Globes. Most people are unaware that there is more than one certification program. But LEED is more than racking up certification points. To make buildings truly perform, collaboration is key, and we have a system to make that happen.”

Asbestos Awareness Week 2013–Free Download

“United States Surgeon General Dr. Regina Benjamin is urging Americans to learn about the dangers of asbestos exposure during Asbestos Awareness Week 2013 (April 1-7). For us, every week is asbestos awareness week. Linda Reinstein, president of the Asbestos Disease Awareness Organization (ADAO), says the United States continues to endanger public health by importing asbestos, a known carcinogen.”

The Ethics of Exporting Poison

“There is a new documentary exploring the ethics of American companies manufacturing and selling harmful materials, such as lead paint, on the African continent. According to Occupational Knowledge International, as published in the Journal of Occupational and Environmental Hygiene, more than 40 percent of house paints in Cameroon contain lead.”

For over 25 years, Wynn L. White Consulting Engineers offers services and capabilities to lower owners’ risks through effective management of environmental, health, and safety exposures. Our main objective is to provide professional services which will allow our customers to concentrate on their core business functions. Contact us for a free 30 minute consultation to see how we can help you make your projects more efficient and more effective.

Blog Roundup: ‘Green’ Buildings, Proposed Changes to Lead (Pb) Regs, and The Checklist Manifesto

Thu, 16 Apr 2026 15:34:34 GMT

Each week we bring you a roundup of posts from our blog that we think you’ll find interesting, informative, and entertaining–even if they’re written by an engineer.

Father of LEED: There are Good Buildings and Bad Buildings

“Well, this is somewhat surprising and somewhat not. I’ve always said that just because a building claims to be green, or even has a LEED plaque on the front of it for that matter, doesn’t mean it’s saving energy or money.”

U.S. Senator Seeks to Amend Lead (Pb) Exposure Rule

“Sen. James Inhofe (R-Okla.), senior member of the Senate Environment and Public Works Committee, has re-introduced S.484, the Lead Exposure Reduction Amendments Act of 2013, to amend the EPA’s Lead Renovation, Repair & Painting Rule (LRRP), which was developed to prevent lead exposure for workers and the general public.”

What I’m Reading: The Checklist Manifesto

“With so much information being thrown at us, smartphones buzzing in our pockets and distractions caused by information overload can easily turn a simple task into a complete disaster. Simplifying work in the office or in the field with checklists can keep you on task and provide you with not only a sense of accomplishment, but also the peace of mind that the job was done safely and correctly.”

For over 25 years, Wynn L. White Consulting Engineers offers services and capabilities to lower owners’ risks through effective management of environmental, health, and safety exposures. Our main objective is to provide professional services which will allow our customers to concentrate on their core business functions. Contact us for a free 30 minute consultation to see how we can help you make your projects more efficient and more effective.

Florida Could Loosen Up LEED Reliance–Does it Matter?

Wed, 15 Apr 2026 15:34:34 GMT

A pair of Florida lawmakers is attempting to broaden green building compliance by loosening up reliance on LEED. If the bills are successful, state buildings could rely on lesser-known green certification programs such as Green Globes .

Most people are unaware that there is more than one certification program. The United States Green Building Council , which came up with LEED and issues points for certification is not the only player in the game. You can think of LEED and other programs like Green Globes kind of like Microsoft, Hewlett Packard, Dell, and Apple. Some companies offer more than others, but they all do basically the same thing in one way or another. It boils down to individual preference, and it seems like Florida (and other states and the Federal Government) might be best served letting architects, engineers, and Owners decide on the type of certification.

There does seem to be some self-interest in Florida on the part of the foresters there, but I commend lawmakers for attempting to use their own state’s resources for building projects. One opponent of the bill, Rep. Michelle Rehwinkel Vasilinda, says the forestry industry should move toward LEED because “there is a market for it.” Well, there isn’t necessarily a market for LEED but rather energy efficiency and sustainability through smart building practices. Without that desire, LEED simply wouldn’t exist.

While the USGBC is non-profit, it manages to bring in hundreds of millions of dollars annually mostly in certification revenue. So, you can see why it might be advantageous for them to maintain a perceived monopoly on the green building certification industry. And don’t get me wrong. I like LEED. After all, I’m a LEED AP. But there is more to LEED than just going online and racking up points for building materials and certain types of equipment. The building has to be designed and built collaboratively between a team of architects, engineers, contractors, and Owners. Otherwise, you can wind up with the most brilliant design, energy modeling that looks fantastic, but a building that fails to perform as the owner intended .

I often talk about collaboration. When is the last time you heard of a team of architects and engineers going to the job site to have frequent meetings with the contractor and subcontractors? It’s rare, and that needs to change.

So, we are going to change it.

Our approach isn’t original, new, or earth shattering, but it will bring about change. Simply put, we (our firm) recommend Architects, Engineers, Contractors, and Owners verify the work by whatever means necessary – call it Commissioning, whatever you like. Test, measure, check, inspect, train the equipment/system operators to make sure each critical project component works as it should.

And own it–Architects and Engineers shouldn’t sit back and quote the plans and specifications as if the Contract Documents alone are the gospel (it kind of hurts to say that). Don’t get me wrong – I’m not saying the Contract Documents have no weight, but the reality is that the constructed project (good or bad) sometimes doesn’t exactly match what’s in the plans and specifications. I know that’s not a shock, but design professionals have to get out of the hard copy/virtual project world. Talk to the Contractors and their Subcontractors during the job – find what’s working and what’s not. RFI’s, ASI’s, Work Change Directives, and Change Orders can be a pain, but take on some work now and fix a problem while you can still get to that open wall assembly. Or would you rather wait and have to spend $20,000 on exploratory demolition after the Owner’s occupied the space?

Contractors– you and your subs have to own it too. Don’t use the plans and specs (or lack of information therein) as a weapon to bludgeon the design team (even though it may be a lot of fun). If there’s a missing detail, or if something’s unclear, work with the design team to solve the problem. Don’t just fire off an RFI without a proposed solution. A good design professional can take objective criticism and will be open to a well reasoned approach to problem solving. Or would you rather wait and have to spend $20,000 on exploratory demolition after the Owner’s occupied the space? See a recurring theme here?

Owners–you need to make sure you’ve communicated what your project requirements are to the Design Team and to the Contractor. And that doesn’t just mean by hiring the Design Team to prepare plans and specifications and by hiring a Contractor. Who will operate your building/systems? What training will they need? What tools will they need to operate and maintain the building after the warranty period has expired?

Technology is great–I love it. I love these project specific websites where all the interested parties can go to view documents, collaborate–all of that. But we have to communicate more effectively. It seems that our effectiveness in communicating is inversely proportional to our available technology. As buildings and systems increase in complexity, we MUST improve how we convey our meaning – whether we’re discussing how to install windows, HVAC, lighting, and other critical components.

You may not want to hear what we have to say, but I promise this–we’ll give you our best recommendation, best solution and advice based on what we know. And if we don’t know, we’ll work to find the answer – and we’re not afraid to ask questions and dig to find the problem’s solution. We’ll use our insights from projects that have failed as well as the successful insights from the entire project team to provide ease of access for maintenance, reducing utility/structural conflicts before issuing the working drawings, analyzing capital costs versus life cycle ownership costs (who wants an inexpensively built LEED building that costs ten times as much to own?).

What are the benefits?

Fewer requests for information (RFIs)—that equates to less time and cost for the architects and engineers; fewer construction defects—that equates to less time and cost for everyone; fewer equipment operational problems after substantial completion—that equates to fewer service calls (gee, less cost and time) for everyone; improved occupant comfort; reduced energy consumption; reduced stress; and reduced legal costs. A win-win situation for the entire project team.

Want help coordinating your team to design and construct buildings that perform to their full potential? Send me an email , and I’ll be happy to give you a 30 minute consultation.

Chris White, P.E., LEED AP has been helping clients solve problems for 20 years. He is the most interesting engineer in the world. You can follow him on Twitter @ChrisWhitePE .

What Does “Free” Real Estate Cost? An Environmental Site Assessment Can Help You Avoid Problems

Wed, 15 Apr 2026 15:34:34 GMT

If it seems too good to be true, it probably is

In 2003, one of our clients (a municipality) came across a bit of good fortune – a free piece of property in a great location in the commercial business district.

The site was owned by a family that had operated a business there for years, but the business had closed. The building and site sat unused for quite a while.

The building needed to be demolished, but once that was done, a nice property was ready for the City’s use (or sale!).

The City hired a firm to sample for asbestos, knowing demolition couldn’t proceed without a survey. The asbestos survey found no asbestos, and the City found a demolition contractor that would knock down the building and haul it off cheap.

Then the problems started to pile on. The demolition contractor didn’t file the project notification with the Louisiana Department of Environmental Quality (DEQ) – and got caught by a DEQ inspector who just happened to drive by and observe the demolition! Just so you’ll know – in those instances, the Contractor gets a penalty, but so does the Owner!

The DEQ inspector stopped because he knew he hadn’t received project notification for the demolition. What did he find when he went into the building and looked at the debris? You guessed it – suspect asbestos containing materials. He collected samples and sent them to the lab, and found friable asbestos in remaining building materials and in waste/debris from demolition that had just started.

So the job was shut down, and DEQ wrote everyone up. The Owner had tried to do everything right, only to have the “gift” of the free piece of property turn into a migraine headache.

The project was at a difficult juncture, since some of the demolition had taken place, leaving wide open entrances into the building, and friable asbestos debris all over the place. And the site was extremely unsafe – the building wasn’t in the best structural condition, had been weakened by the partial demolition, and now had asbestos all over the place. The Owner’s potential risk was astronomical – what if the site sat abandoned and kids or vagrants got hurt (or worse) while in the building?

Knowing they needed some help satisfying DEQ while being able to finish the project, the City hired us to help. It took some time, but within 90 days we had all the asbestos removed and demolition was complete. And we helped the City avoid further complications with DEQ.

But that “free” piece of property cost the City a cool $250,000. After completing all that work and spending all that money, I’ll bet the overall cost of ownership for that property exceeded the purchase price for a comparable site. In other words, I’ll bet the City went backwards on that deal.

So what went wrong? Here are a few thoughts:

1. No Phase I Environmental Site Assessment (ESA) prior to taking over the site

While a Phase I Environmental Site Assessment wouldn’t have found asbestos in the building, an experienced environmental consultant would likely have pointed out the potential presence of asbestos containing materials. And lead. And polychlorinated biphenyls (PCB). And mercury. You get the drift. By the way, all those materials were present at this site.

2. Incomplete asbestos survey

While the missed asbestos was not the Owner’s fault, the Owner selected the cheapest firm to provide the survey. Although low bid (or low proposal) most of the time wins on public projects, sometimes the taxpayer gets a poorly executed project. No matter what though, guess who owns all the environmental liability?

3. Incompetent demolition contractor

Again, not the Owner’s fault, since the demolition contractor should have known to send project notification to DEQ. However, in selecting a cheap contractor, the Owner paid more in the long run to do the project the right way.

4. Not remembering when Mom and Dad said, “If it seems too good to be true, it probably is.”

Before hiring new employees, there’s generally an interview and some sort of screening process. Real estate transactions are no different – think of this process as a way for you to vet properties before taking on all the environmental liability.

Avoid these problems by selecting a professional engineer to help you assess properties before you take over. Once the site’s yours, you own the good – and the bad.

Stay environmentally savvy, my friends.

Contact me for a free tip sheet with ideas for environmental screening for sites you may be considering for purchase.

Chris White, P.E., LEED AP, CBCP has been helping clients solve problems for 20 years. He is the most interesting engineer in the world, and is a LEED Accredited Professional and Certified Building Commissioning Professional (CBCP). You can follow him on Twitter @ChrisWhitePE .

New Silica Exposure Rules Gaining Traction

Wed, 15 Apr 2026 15:34:34 GMT

The Occupational Safety and Health Administration (OSHA) and the Office of Management and Budget (OMB) are coming under increasing pressure to address what some call hazardous working conditions in exposure to silica.

NPR has an interesting piece detailing both sides of the debate for new silica exposure limits. Silica exposure can cause a fatal lung disease called Silicosis. Some experts estimate hundreds of workers die each year from Silicosis, although the figure is down 90 percent from decades past, and the figure is disputed to be lower. New rules could affect numerous industries. Click the link to the story below.

Silica Rule Changes Delayed While Workers Face Health Risks n.pr/UDnoEg

— NPR News (@nprnews) February 7, 2013

Silica exposure has been an issue for quite a while. A video issued by the U.S. Department of Labor in 1938 was part of its effort to prevent Silicosis.

OSHA has also issued new guidance in regard to silica exposure during the process of hydraulic fracturing. While it is not a new regulation, those working in the fracking industry might find it helpful. You can find the link below.

New OSHA Info Sheet on Silica Exposure. osha.gov/Publications/O… #ogsafety

— NIOSH Oil and Gas (@NIOSHOilandGas) February 1, 2013

Further adding to the debate is a union-backed petition asking the White House to address OSHA’s proposal on silica limits that has gained nearly 6,800 of the 25,000 signatures needed as of this writing for an official response from the Obama administration. You can check out the petition below.

Labor unions push @ whitehouse on stalled worker safety rule via @ thehill – Sign Petition Here: wh.gov/E3Ta thehill.com/blogs/regwatch…

— LIUNA (@LIUNA) February 6, 2013

Some argue that the existing regulation should be enforced instead of creating a new one. This could prompt inspections and result in fines if followed through.

What do you think? Should the regs change? Or should enforcement of existing regs be the focus? Leave a comment below, and start a conversation.

If you have questions on determining the amount of silica in the air on your projects, or if you would like guidance on reducing silica exposure and making sure you’re in compliance with current regulations and proposed regulations, please feel free to contact us using the form below for a free 30 minute consultation.

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Stay dust-free, my friends.

Are Trump and the EPA Going to Make Asbestos Great Again?

Wed, 15 Apr 2026 15:34:34 GMT

Are Trump and the EPA Going to Make Asbestos Great Again? Will EPA protect us from asbestos, or will EPA allow new asbestos containing products? Except for trial lawyer commercials, I don’t think asbestos has gotten as much news in the last 25 years as we’ve seen over the last couple of weeks. The EPA Significant New Use Rule on asbestos (SNUR) has caused quite a stir.

Depending on what you read or who’s talking, the U.S. EPA is either taking proactive steps to protect us from still present asbestos hazards, or Trump and his buddies (including the Russians!) are looking to bring asbestos back because they don’t care about killing people while making a dollar (or ruble!).

After reading the Significant New Use Rule and other articles on this story, I’m still not sure where I stand. I’ve tried to confine my thoughts on this to experience and common sense, but in some ways this story is so ridiculous that I can’t help but veer off into satire. Snopes has a very interesting article that’s worth checking out .

Fact: asbestos is a great construction material. It’s strong, extremely durable, and resists heat and chemical attacks. Here’s another fact: like a lot of other materials, it can be harmful. Don’t breathe it or swallow it. Unless you’re properly trained, equipped, accredited, and ready to do the work, don’t disturb it unless you’re serious. Kind of like picking up a gun. Don’t mess with it if you don’t know what you’re doing. But make no mistake – if asbestos weren’t harmful, we’d still be using it without restrictions.

Asbestos products are still out there, so no, there’s never been a 100% complete ban on asbestos products here in the U.S. That means there’s no date cutoff for determining with absolute certainty that a building doesn’t contain asbestos, unless the building contains only wood or other materials that obviously don’t contain asbestos. That’s been the case – even before Barack Obama or Donald Trump took office. It might surprise you to find that some 300 metric tons of asbestos imported into the United States in 2017 alone.

Having said that, finding asbestos in new buildings is pretty uncommon – but not unheard of.

We can’t let our guard down and think we no longer are susceptible to asbestos exposure risks. Even after 30 years in the asbestos business, we still see poorly planned and executed renovation and demolition projects in buildings of all ages – much of the time without determining if asbestos is present.

There are some applications where asbestos is the best material for the process – I’m thinking of the chlorine extraction process or use of asbestos containing gaskets. Chlorine certainly can be dangerous if something goes wrong or is mishandled, but without chlorine we’d not have thousands of very useful products. And people I know in industrial facilities tell me that asbestos gaskets are the best they’ve ever seen. Gaskets may not seem important, but let one fail and see what happens.

What is this Significant New Use Rule and what does it mean?

Products that have been banned are supposedly still banned. The purpose of this rule is said to tighten restrictions on asbestos that were previously poorly defined, or weren’t defined at all. So are we going to have new products hit the market, or are we safer than ever? I can’t answer that – it appears that a company seeking to use asbestos has to apply for EPA approval and wait for a yes or no decision before going forward. I guess I’m comforted by the fact that EPA will review these applications on a case by case basis, but apparently EPA is not going to take into account known, indisputable facts on asbestos health effects. This makes no sense to me. I’m sure there’s some government-speak out there on some obscure, convoluted website that explains this in a never-ending series of run-on sentences, but I just don’t have it in me to find it.

Whatever the real purpose, this is supposed to make us safer. Since that’s coming from the feds, I feel much better.

But for now, there’s supposed to be no new uses or products that are imminent.

In a kind-of related note, who would want to make and sell products with asbestos, besides the countries that still export? I wouldn’t want the hassle (and maybe the bad PR that could go with it) of trying to get products approved.

I don’t speak or read Russian, and haven’t verified this is a real photo, or the products shown contain asbestos, or the text on the labels and emblems, but this is so awesome that I had to put this here, since I guess we no longer import Canadian asbestos, instead opting for Russian asbestos. That’s because we’re in a trade war with Canada since Trump hates Trudeau and Putin is really giving Trump all his marching orders.

Why not just ban asbestos entirely?

It’s interesting to note that the Significant New Use Rule on asbestos EPA factsheet points out that the previous administration had an opportunity to take action on this and make us safer but did nothing. But apparently George W. Bush didn’t have the same opportunity. I’m sure that’s merely poorly written and not an effort by Republican operatives in the EPA to make Democrats look bad. I mean, who would politicize environmental issues? I’m not an Obama supporter, but why go out of your way to say the Obama EPA did nothing on this, when by doing nothing, former EPA administrators weren’t allowing potential new uses (leading to the argument that they kind of were doing something)?

What does this mean for building owners? I’m concerned enough about asbestos that remains in buildings without adding to the worry if we install new asbestos containing materials. Imagine you’re a building owner that’s worked for years to become asbestos free, only to find you’ve installed MORE asbestos?

What does this mean for architects and engineers? Interestingly, the American Institute of Architects (AIA) issued a statement calling for an outright ban on asbestos . I can’t say I blame the AIA – they’re looking out for their membership. Since architects are credited (or blamed!) for building material selection, they face huge potential risks. If you’re an architect and you’re asked to sign a statement that says your design didn’t include asbestos containing materials, proceed with caution if you don’t have test results to back them up.

What does this mean for contractors? In some U.S. states, pretty much anything goes when working on certain products that contain asbestos. Regardless of what government or industry experts may say, I’ve seen supposedly “safe” work practices that release significant asbestos fibers – in some cases enough to fail EPA clearance criteria for school projects. Not dust or particulate overloading – actual asbestos fiber counts that rendered the samples unreadable. I think this happens way more than is reported. Interestingly enough, no matter what EPA says, contractors still have to comply with OSHA standards for asbestos . Contractors may have a tough time complying with training and work practice requirements as a result of the Significant New Use Rule on asbestos.

Given the irrefutable data on health effects from asbestos exposure, regulatory history, and litigation, I think building owners, architects, engineers, contractors, and anyone operating facilities could face huge risks – even if EPA came out and said all asbestos use were perfectly ok.

This will probably get much more interesting as we see how industry and EPA officials react and the Significant New Use Rule on asbestos gets tested. And I’d be surprised if there weren’t a ton of litigation over this. Goodness knows we haven’t yet had enough on asbestos.

Environmental Hazard Remediation After Tropical Storm Barry

Tue, 14 Apr 2026 15:34:34 GMT

If current projections hold, Tropical Storm Barry will make landfall somewhere in Southwest Louisiana (even though as of this writing, the storm is still called Potential Cyclone 2). Environmental hazard remediation after tropical weather always involves mold remediation and water damage restoration. Other environmental hazard remediation work often involves asbestos, lead, PCB, and mercury.

Typically, storm coverage emphasizes mold remediation. I get it – mold remediation has been a hot topic for years now, and will continue to be, especially every time we have a tropical storm or hurricane. Everyone involved with environmental hazard remediation and recovery has to consider the other environmental cleanup hazards they could encounter.

Environmental hazard remediation after tropical storms takes time. Response work, particularly environmental cleanup, must balance speediness and caution.

And when the storm is over, we often see hot temperatures return. Dehydration, heat exhaustion, and heat stroke are common problems.

Then worry about contents – it’s worth repeating that you can always replace buildings and contents, but not people.

You can replace buildings and contents, but not people.

Environmental hazard remediation is going to bring about a lot of renovation and demolition work that will disturb asbestos and lead. Don’t get so focused on mold that you ignore other hazards.

Remediation and Demolition Work Areas May Contain Asbestos, Lead, PCB, and Mercury

Asbestos and lead are more commonplace than you may think. It’s easy to encounter asbestos and lead when gutting out buildings – walls and floors often contain asbestos and lead.

And don’t listen to anyone that tells you there’s a date cutoff for use of asbestos or lead.

Also don’t forget to protect yourself against hazards that may be present in the cleaning chemicals you (or your contractors) will use.

It’s worth mentioning one more time that structures and walking surfaces may be unstable or unsafe. If there’s any doubt, don’t go in. Get out at the first sign of trouble.

Respecting Your Elders – Especially When it Comes to Building Science

Mon, 13 Apr 2026 15:34:34 GMT

Respecting Your Elders – Especially When it Comes to Building Science

How many times has someone (usually older than you) told you to respect your elders? Probably more than a few. And if you’re like me, you probably rolled your eyes plenty of times because you were a young know it all who didn’t need any help or the benefit of experience shared by an older person.

This post got delayed a bit (a lot) because of the Great Flood of 2016, and life in general. I intended to write on this topic after attending the Building Science Corporation Summer camp in Westford, Massachusetts. It was their 20th session, very well attended, which should tell you something. Yes, it’s a working vacation of sorts and a lot of fun, but more importantly, a good chance to be around some very knowledgeable building science professionals.

As I looked at the attendees, one thing that stood out was that there was a considerable amount of building science experience among the group. A lot of the attendees are greatly accomplished, and a lot of them are older. My son and I like to joke about how old people like me know stuff, because he thinks I’m old. I mean, what teenager doesn’t think their parents are old? I’ve noticed that some of my younger colleauges think I’m one of these old guys too.

Anyway, there’s this Heineken beer commercial from a few years ago where a younger guy talks about how he’s improved his golf game by learning from the old guys. If you’ve played golf with older people, they probably score better than you, and if you play for money, they’ll clean you out. Yet somehow they do this without hitting the ball as far as you do, which makes it even more aggravating. How can this be? For one thing, it might result from playing smarter, not harder. My Dad, though, plays golf so much while I’m here at the office doing all the work, so he shoots for a lower score AND outhits me. I threw that in just to see if he reads this.

What is it with me and beer commercials? I don’t know what to say – blame it on watching baseball.

I can hit the ball a long way, most of the time. But I also don’t know where it’s going.

Besides being funny, the commercial raises a good point. Most older professionals are very good at what they do (since they’ve been at it a while!), and often work circles around us younger people when it comes to results. This despite being younger and most of the time having greater abilities with technology. The more experienced people work smarter, not harder. Not exactly profound, I know.

Sadly, younger people, myself included, don’t always take the time to soak up knowledge that our elders offer out of the goodness of their hearts. This post is not about any particular building science tip or trick, or how to avoid mold or any other environmental problem, or construction defects. It’s about appreciating the people around us. Especially the ones that offer help without being asked.

I can name a lot of examples, most obviously my parents and in-laws, but I’ll mention a guy named Ed. Ed’s a lot of fun to be around. He tells funny stories about life in general, but he also has a lot of really good stories about his career. Ed has been there done that, and by all rights could just sit back and watch the rest of us stumble around trying to figure out building science. Instead, Ed and others like him have no problem taking the time to share their wisdom.

By the way, impressive that my younger cousin wanted to attend Summer Camp this summer. When I was 20, I was interested in doing anything other than learning. In summer. Shocking, I know.

Respect your elders, and learn as much building science (and life lessons) as you can from them, and enjoy being around them. One day someone will look up to each of us – not a responsibility to be taken lightly.

Secrets to Avoiding Mold Problems

Mon, 06 Apr 2026 15:34:34 GMT

What if I told you I have foolproof secrets to avoiding mold problems on construction projects? Would you believe me, or would you think I’m just trying to get clicks on our website?

I promise – this isn’t a gimmick. I’m not here trying to get you to buy my “Secrets to Avoiding Mold Problems” for $99.95. Nope – if you act now, you can get it for $39.95.

Just kidding!

This advice is free. No strings attached. But I am serious when I say I think this advice can help. First though, we have to get two things out of the way:

You probably know this one: mold is everywhere. That means mold is in all existing buildings, and mold will be in all new buildings as they’re constructed.

The next thing: we don’t have to put up with having mold problems. This goes for any building, buildings undergoing renovation, or for new construction.

But for some reason we’ve come to accept mold problems as some sort of fact of life. And I don’t like seeing people have to deal with mold problems that are avoidable.

When it comes down to it, saving yourself from mold problems comes down to one thing: managing water.

In this post I want to focus on new construction. Specifically, I want to focus on gypsum materials.

Why? Because water damaged sheetrock and mold growth on sheetrock are two of the most common things we see in buildings. This goes for existing buildings, renovation projects, and during new construction.

A lot of times the gypsum board manufacturers catch heat because there’s mold on the sheetrock. But if we allow sheetrock to get wet for long enough, it will grow mold. Even if it’s on that green or purple paper on the gypsum board. We haven’t studied it enough to know the difference, but the mold resistant green or purple paper will grow mold much the same as the regular gypsum board.

Mold doesn’t care what color paper in on gypsum board.

Over the last few weeks we’ve been working on a new construction project that’s having some water problems. They’re rapidly heading towards a mold problem.

Guess what the water problem is? The contractor started installing gypsum board in areas where the building enclosure wasn’t complete. Wall penetrations are open, and temporary opening protection is not adequate.

Instead of waiting for the building to be dried in, the contractor is installing gypsum board.

So it rains, water comes in, and things gets wet. This isn’t good for the gypsum board.

This was avoidable. All they had to do was wait to hang the sheetrock after the building was dried in.

If you’re like me, you’ve probably dealt with this more than once. Maybe you’ve tried to explain this phenomenon and how to avoid it. Maybe you’re tired of trying to explain it. I have come up with way to demonstrate this, even to an engineer’s satisfaction.

Let’s do an experiment* the next time it rains:

Step 1: look out the window.
Step 2: go outside without an umbrella.
Step 3: wait 5 minutes.
Step 4: go back inside & put on dry clothes.
Step 5: if it’s still raining, go outside with an umbrella, rain clothes, and boots.
Step 6: wait 5 minutes.
Step 7: compare how you feel after Steps 3 and 7.

* = I was going to type a really long disclaimer about what could happen, but it’s been a long week. If you do what I say and something great happens, then I get the credit for whatever it is. If you do what I say and something bad (or your results aren’t to your satisfaction), then too bad.

What were the differences between Steps 3 and 7? As someone who’s been out in the tremendous Louisiana sideways rain with rain gear (and many times without), I prefer having a way to reduce the amount of water that gets to me. Same thing goes for moisture intolerant building materials like gypsum board.

Enough of all that – let’s get to what you’ve been waiting for: secrets to avoiding mold problems during construction:

Don’t install water sensitive materials until the building enclosure will protect the interior.
If materials get wet, get them dry as soon as possible.
Get the building dry & keep it dry.
Remove and replace materials that are water damaged (follow manufacturer’s instructions).

Here’s a bonus tip :

In the case of wet gypsum materials, I’ll bet the insulation got wet too. Even if it’s a great material like fiberglass, you may be better off removing and replacing the insulation.

Here are two other bonus tips :

Corrective actions are always cheaper during construction when compared to when the building is occupied. It’s easier to determine how the water is getting in, easier to see where the water is going, and easier to figure out what to do.
The cost of mold prevention is lower than the cost of mold remediation. When people and building contents are in the way, the time and expense of remediation increase at a rapid rate.

So there you have it – 7 Secrets to Avoiding Mold Problems . More to come in the next post.

Have you had a moisture or mold problem during new construction? How did you solve your problem? Would you like to share your secrets to avoiding mold problems?

Send us a comment, share your story, or send us ideas for future posts that will help you or others.

Or if there is a moisture or mold problem that has you stuck, email me .

Stay dry, my friends.

Father of LEED: There are Good Buildings and Bad Buildings

Mon, 06 Apr 2026 15:34:34 GMT

Well, this is somewhat surprising and somewhat not. I’ve always said that just because a building claims to be green, or even has a LEED plaque on the front of it for that matter, doesn’t mean it’s saving energy or money . Mother Nature Network has the story with the link below:

Interesting…Father of #LEED not a fan of #green buildings. ow.ly/iX5eZ

— Green Building News (@GreenBuildNews) March 15, 2013

I agree that maybe it’s time to eliminate “green” as a modifier when it comes to buildings.

Mr. Watson puts it best: “Hopefully we’re on our way to eliminating ‘green’ as a modifier,” he said. “There are good buildings, and there are bad buildings.” Good buildings save energy, water, time and effort, he explained — but perhaps most importantly to their occupants, they save money. “This is not a fad,” Watson added. “The bottom line of green is black.”

Is you building saving you money and keeping your occupants healthy?

If you want some tips on how to make that happen, contact me for a 30 minute consultation . I can help you with energy modeling, building enclosure design, HVAC improvements, and LEED commissioning.

Stay efficient, my friends.

Chris White, P.E., LEED AP has been helping clients solve problems for 20 years. He is the Most Interesting Engineer in the World. You can follow him on Twitter @ChrisWhitePE .