For many Bodies Corporate committee, the instinctive reaction to seeing a patch of mould in a common stairwell or a basement carpark is to “give it a wipe with some bleach”, or “paint it over”.

While this might make the surface look clean for a few days, it is a dangerous strategy that often ignores the underlying biological risk. In a strata environment, where air is shared through ventilation systems and walls are common property, improper mould handling can lead to health litigation and structural degradation.

The Problem with the “Bleach Method”

Bleach is primarily water-based. When applied to porous materials like gyprock or timber, the chlorine stays on the surface while the water soaks into the material. This essentially “feeds” the roots (hyphae) of the mould, often leading to a more aggressive regrowth within weeks. Furthermore, bleach does not kill the spores; it merely de-colours them, leaving the allergenic and toxic properties intact.

What is the ANSI/IICRC S520?

In the restoration industry, the “Gold Standard” is the ANSI/IICRC S520 Standard for Professional Mold Remediation. This isn’t just a suggestion; it is the benchmark used by insurers and health investigators to determine if a Body Corporate has met its duty of care.

The S520 standard dictates a five-pillar approach to remediation:

1. Safety and Health: Protecting occupants and workers during the process.
2. Documentation: Creating a clear record of the contamination levels.
3. Contaminant Control: Using “containment” (HEPA-filtered air scrubbers and plastic barriers) to ensure spores don’t spread to other units or common areas.
4. Contaminant Removal: Physically removing the mould source, rather than just “killing” it with chemicals.
5. Moisture Control: Identifying and fixing the source of the moisture to prevent recurrence.

The Strata Liability: Why Standards Matter

When mould is identified in a strata scheme, the committee has a legal obligation to ensure the building is safe for habitation. Using an uncertified contractor who doesn’t follow S520 standards can lead to:

• Cross-Contamination: Without proper containment, a “quick clean” in one hallway can send millions of spores into the building’s HVAC system, contaminating every lot in the building.
• Voided Insurance: If an insurer finds that a mould issue was exacerbated by non-compliant cleaning methods, they may deny future claims related to that area.
• Legal Claims: Residents with respiratory issues or compromised immune systems can take legal action if they can prove the Body Corporate failed to remediate mould according to professional standards.

Best Practice for Committees

If your building identifies a mould issue, follow these three steps to ensure compliance:

• Step 1: Inspect, Don’t Just Wipe. Hire a professional to conduct a moisture and air quality assessment.
• Step 2: Require Certification. Ask your restoration contractor for their IICRC certifications and ensure they are working to S520 standards.
• Step 3: Remediate the Source. If you don’t fix the leak or the ventilation issue, the mould will return.

Article Contributed by Guosheng Wang, CEO, Elite Maintenance Services Group.

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