Building disinfectants, sanitizers & sealants:

This article series lists providers of biocides, disinfectants, sanitizers, fungicidal sealants to reduce moisture uptake and retard future mold growth.

From Anabect to Zep including household bleach mixtures, this article series offers advice on cleaning mold found on surfaces of un-finished wooden building materials such as framing lumber (rafters, floor joists, wall studs), and building roof, wall, and floor sheathing such as plywood, tongue-and groove pine boards, and other structural wood surfaces in buildings.

This article includes expert quotations from Berry, Block & Morey, providing the the definition of Biocide, Disinfect, Sterilize, Sanitize, Sanitizer, the requirements for fisinfection & biological decontamination in buildings, and a description of the properties of classes of disinfectants: Glutaraldehydes, Iodine and Iodine Compounds (Iodophors), Phenolic Compounds, and Quaternary Ammonium Chloride Compounds (Quats) with comments on how they are used in buildings.

Our page top photo shows a clear fungicidal sealant sprayed on wood framing and subflooring.

Directory of Producers of Disinfectants, Mold Remediation Products, Fungicidal Sprays, Sealants, Biocides, Washes

InspectApedia.com no financial interest in any of these products. This data was discovered by internet search. We have no independent scientific data as yet regarding the effectiveness, toxicity, chemical composition, nor durability of these products.

Producers of mold remediation products are welcome to CONTACT Us by email (please, not by telephone) to suggest product listings, website technical content, or technical corrections. Items are listed alphabetically, not in any special order of recommendation.

Watch out: do not rely on disinfectants, sanitizers, or sealants as a substitute for actual physical washing and cleaning. It is important to physically remove contaminated materials or mold from buildings. Use of sprays or sealants alone is not reliable and is never a substitute for actual cleaning.

Watch out: Be careful using bleach: it is a powerful oxidant and should not contact skin or eyes; never mix bleach with ammonia - the result will be a release of dangerous chlorine gas.

Watch out also that the use of bleach on most porous materials is likley to cause discoloration or loss of color.

See MOLD CLEANUP, BLEACH for more advice.

Sanitizing a crawl space is described

at CRAWL SPACE DRYOUT - home.

Watch out: reliance on ozone generators is not a safe reliable way to disinfect a sewage contaminated building. If you or your contractor are thinking of using ozone generators in the building,

see OZONE MOLD / ODOR TREATMENT WARNINGS

Index to Mold Cleaning Products, Disinfectants, Sanitizers & Recommendations

InspectAPedia is an independent publisher of building, environmental, and forensic inspection, diagnosis, and repair information for the public - we have no business nor financial connection with any manufacturer or service provider discussed at our website. We very much welcome critique, questions, or content suggestions for our web articles. 

Website content contributors, even if it's just a small correction, are cited, quoted, and linked-to from the appropriate additional web pages and articles - which benefits us both. Working together and exchanging information makes us better informed than any individual can be working alone.

Photo: client pointing to surfaces in her home sprayed withg Calbrite™ as a fungicide.

The client's leftover product's package label [Photo] described the coating as intended for ceilings, roofs, decks, walls, mold, odor, and exterior surface cleaning, and USDA authorized for use in federally inspected meat and poultry plants. The "left over material" was labeled as CalBrite™. The company's attorneys have indicated that:

"CalBrite is not held out to be a biocide.

To the contrary, CalBrite is a sanitizer, and when used it will kill as much mold as a more chemically potent or harmful biocide."

Watch out: "killing" mold is often the wrong objective. See MOLD KILLING GUIDE for more about "killing" mold.

• [13] AllerX X-158 claims to protect from mold for 180 days http://www.allerx.com/x158.htm
• Anabec Systems - 9393 Main St. • P.O. Box 433 • Clarence, NY 14031 see http://www.anabec.com/index.cfm Tel: 800-369-8463 Anabec NG2000™ produces many products used in mold remediation projects.
  
  Anabec [Calbrite photo] NG2000™,
  
  Anabec X70™ waterborne sealant
• ASTM E197105, “Standard Guide on Stewardship for the Cleaning of Commercial and Institutional buildings,” ASTM International.  See ASTM website, www.astm.org
• BBJ MMRII Disinfectant/Cleaner, is a water-based industrial disinfectant / cleaner produced by BBJ Environmental Solutions, 6321 Pelican Creek Circle, Riverview FL 33578, USA, Tel: 1-800-889-2251, Website: http://www.bbjenviro.com/ Excerpting from the manufacturer's website:
  
  MMR II is a commercial grade hard surface cleaner and broad spectrum disinfectant combined in one powerful product.
  
  Clean and sanitize in one step. Removes unsightly mold streaks on walls, ceilings, diffusers and other hard surfaces, and kills mold in HVAC systems.
  
  The principal ingredient of this cleaner (by volume or weight) is Diethylene glycol monobutyl ether. Dow Chemical's MSDS Research site (http://msdssearch.dow.com/) notes that this is a glycol ether primarily used as a solvent in coatings.
  
  According to DOW, the chemical is not risk-free, " DGBE does not show the same pattern of toxicity as these other glycol ethers. DGBE has low oral, dermal and inhalation toxicity. Still, when used improperly, DGBE can cause severe eye irritation and slight corneal injury."
  
  MSDS for BBJ MMRII Disinfectant/Cleaner [PDF]
• Bioshield BST - BST Protectant RTU75™ - Bioshield Technologies - Bio Shield Technologies
  P.O. Box 15, Clarks Summit, Pa 18411, Tel: 717-489-1728 Fax - 717-489-0228
  Email – info@bioshieldtech.com
  Web – www.bioshieldtech.com - http://www.bioshieldtech.com/Contact-Us-a/138.htm The company indicates that it
  
  "... offer a wide assortment of ... antimicrobial and personal protection products .... We work with only the industry’s leading manufacturers—DuPont, Agion, Discovery Medical, Anabec Systems, Woodward Labs, ..."
  
  Bioshield BST Protectant RTU75™ are also products used in mold remediation projects.
• Bleach for surface disinfection in buildings: household bleach
  
  Watch out: exposure to bleach can cause eye, nose, skin and lung irritation or serious injury.
  
  Depending on the exposure bleach can cause skin burns, asthma attacks, headaches, vomiting, eye injury, and nervious system damage. Wear appropriate protective gear, assure appropropriate ventilation of the worksite, and follow the manufacturer's own warnings and recommendations for handling bleach and bleach solutions.
• Bleach concentration: use a mixture of 3/4 of a cup household bleach per gallon of water (or other concentration recommended by the bleach or disinfectant manufacturer). Only use bleach that is labeled as Sanitizes or Kills Germs
  
  Technical detail: chlorine bleach solutions in concentrations sufficiently strong to act as disinfectants in a sewage-spill-contaminated building need to be at a concentration of 50 to 1000 ppm (parts per million) for disinfecting surfaces of appliances and food preparation areas.
  
  The chlorine concentration necessary for disinfecting walls and floors is 200 ppm.
• Bleach disinfectant contact time: bleach or similar disinfectants must remain in complete surface contact for at least 20 minutes to be effective. Allow the disinfectant to air-dry on the treated surface. If the bleach solution dries in less than this amount of time an additional application should be made so that total contact time with the disinfectant is adequate.
  
  See details at MOLD CLEANUP, BLEACH
• Caltex International Ltd., 60 Presidential Plaza, Suite 1405, Syracuse, NY 13202 Toll Free: 315-425-1040 Email: caltex@caltexinternational.com Website: (deck cleaning) http://www.caltexinternational.com/section/business_opportunities/deck_cleaning/ [On 2019/09/23, prompted by reader email we note that this link is no longer functional.- Ed.]
  
  Versions of this product are sold as an HVACR coil cleaner
  
  Really? The Caltex company was both treatening and UNCOOPERATIVE [.wma file 1 Feb 2010] in response (this link downloads a .wma file voice recording of a threatening phone message) to our request for technical information. Instead we received this LETTER [PDF 9 Feb 2010] - we cannot in our OPINION recommend doing business with this company.
  
  MSDS sheets for Cal-Brite can be found at http://www.rogerssupply.com who in 2019 provided this CAL-BRITE-4133-08 MSDS [PDF] and this CAL-BRITE-4133-08-Literature [PDF] from Nu-Calgon Wholesaler, 2008 Altom Ct. , St. Louis, MO 63146 USA, Tel: 800-554-5499 Website: www.nucalgon.com
  
  and previously at Purdue University: http://www2.itap.purdue.edu/MSDS/docs/2413.pdf
  
  Cal-Brite Coil Cleaner is described Carrier Corporation (http://www.corp.carrier.com/www/v/index.jsp?vgnextoid=854cafa722fd9110VgnVCM100000cb890b80RCRD) who is also a distributor,
  
  "Cal-Brite - Low pH or acid-based product developed for cleaning evaporator and condenser coils, safe yet aggressive, NU4133-08"- http://www.container.carrier.com/Files/Container/Global/US-en/Tool7.pdf More detail was found provided by NuCalgon:
  
  "Cal-Brite is a low-pH or acid-based product developed for cleaning evaporator coils, air-cooled condensers and other finned cooling and heating coils.
  
  It is based upon glycolic acid and ammonium bifluoride, and it incorporates two surfactants, including DuPont’s Merpol®. The activity between the glycolic acid and the ammonium bifluoride produces a synergestic cleaning effect, resulting in a clean, brightened coil but with the utmost in safety to the applicator and the job site as compared to HF-based products." - http://www.nucalgon.com/assets/prodlit/3-34.pdf
  
  See DIRTY HVAC COIL CLEANING PROCEDURES for details on debris-blocked A/C coils.
  
• Concrobium mold control products: Siamons International 48 Galaxy Blvd., Unit 413 Toronto, Ontario Canada M9W 6C8, Tel: 866-811-4148, Website: http://concrobium.com/ Email: customerserviceus@concrobium.com
  
  The MSDS for Concrobium Mold Control® [PDF] describes the product as a fungicide and fungistat/mildewstat giving the functional ingredient as trisodium phosphate. Trisodium phosphate (Na₃PO₄)
  
  or "TSP" as it's more familiarly-known, is a widely-used industrial cleaner that is also used in lubricants, some foods, degreasers and stain removers.
  
  Watch out: use of TSP, along with phosphate in general, has declined in the western world because of its environmental damage to lakes and rivers where it causes eutrophication - the deletion of oxygen. There are, however, TSP substitutes available.
  
  At STONE, STUCCO & BRICK CLEANING METHODS we discuss and illustrate the use of TSP substitutes.
• CSPA - "Proposed Guidelines and Specifications for the Procurement and Use of Environmentally Sensitive Cleaning and Maintenance Products for Public Schools," CSPA, http://www.cspa.org/ Consumer Specialty Products Association, addressed to the New York State Office of General Services, 17 May 2006 - www.standingupforillinois.org/uploads/16.doc
  
  " One of the FTC Guides' general principles states that comparative claims should be presented in a manner that makes the basis for the comparison sufficiently clear to avoid consumer deception.  Also, the FTC Guides advise against the use of broad environmental terms implying environmental friendliness, since these terms are difficult to define and substantiate. 
  
  Therefore, without conducting a full life-cycle assessment to consider all environmental impacts, classifying or marketing products as "environmentally preferable" or “environmentally sensitive” can be misleading to consumers.  CSPA’s policy is that we support the goals of the FTC Guides, and are encouraging the OGS to consider standards that are consistent and do not conflict with the Guides."
  
  From the association's website http://www.cspa.org/
  
  "The Consumer Specialty Products Association (CSPA) is the premier trade association representing the interests of approximately 240 companies engaged in the manufacture, formulation, distribution and sale of approximately $80 billion annually in the U.S. of hundreds of familiar consumer products that help household and institutional customers create cleaner and healthier environments.
  
  Our products include disinfectants that kill germs in homes, hospitals and restaurants; candles, fragrances and air fresheners that eliminate odors; pest management products for home, garden and pets; cleaning products and polishes for use throughout the home and institutions; products used to protect and improve the performance and appearance of automobiles; aerosol products and a host of other products used every day.
  
  Through its product stewardship program Product Care® and scientific and business-to-business endeavors, CSPA provides its members a platform to effectively address issues regarding the health, safety, sustainability and environmental impacts of their products."
• Disodium Octaborate Tetrahydrate (DOT) http://environmentsensitive.com/air.html >
• Fiberlok Technologies, Tel: 800-342-3755 - http://www.fiberlock.com/products/8360.html
  
  MSDS sheets for the company's products can be found at http://www.fiberlock.com/products/msds.html
  The company refers website visitors to a dealer locator network and states
  
  "In the event you are unable to locate a distributor near you, please call us at 1-800-342-3755 "
  
  Fiberlok IAQ 6000 HD™
• FIRE & SMOKE ODOR REMOVAL - how-to
• Foster Products, 1105 Frontenac St., Aurora IL 60504, Tel: 800-231-9541, Email: fosterproducts@hbfuller.com Website: http://www.fosterproducts.com/ -
  MSDS sheets for the company's products such as
  
  Fosters 40-51 [PDF] and
  
  Fosters Sealants [PDF] can be found at http://www.fosterproducts.com/default.aspx?PageID=msds
  
  Foster Products, 1105 Frontenac St., Aurora IL 60504, Tel: 800-231-9541, Email: fosterproducts@hbfuller.com Website: http://www.fosterproducts.com/
  
  MSDS sheets for the company's products can be found at http://www.fosterproducts.com/default.aspx?PageID=msds
  
  Fosters 4051™ (clear coating or pigmented coating available) produce sealants frequently used by mold and flood damage remediation companies.
  
  Fosters 40-51™ Clear coating - see this Fosters 40-51 MSDS retrieved 2019/02/07 original source: http://fosterproducts.com/wp-content/uploads/2017/01/SDS-Foster-40-51.pdf
  
• [15] Fungicidal sealant paints such as Fosters 40-51™ clear coating (here's the Fosters 40-51 MSDS for Foster's 40-51) or Microban™ (here's Microban's web, a typical MSDS for paint containing Microban, and here's a paint supplier's claims)
• HSE, Health & Safety Executive, U.K., (Great Britain) HSEBooks distributes publications relating to biocides and pesticides, including:
  • Fumigation: Health and safety guidance for employers and technicians carrying out fumigation operations
    HSG251 ISBN 978 0 7176 2999 2 - provides practical guidance on the COSHH Regulations 2002.
  • Control of substances hazardous to health (Fifth edition) - The Control of Substances Hazardous to Health Regulations 2002 (as amended). Approved code of practice and guidance.
    L5 ISBN 978 0 7176 2981 7 - provides guidance on the COSHH Regulations 2002.
  • In-situ timber treatment using timber preservatives
    (GS46 ISBN 978 0 1188 5413 9) - provides information on the health, safety and environmental precautions to be taken in timber treatment.
• Lime Prime mold resistant paint. Lime Prime is sold as a natural, low VOC paint that, according to the manufacturer, can be applied directly over moldy surfaces. Lime Prime is provided by Earthpaint Inc PO BOX 19129 Asheville, NC 28805 USA, Tel: 001-828-258-2580 Website: http://www.earthpaint.net/
  
  The company provides both a material data safety sheet MSDS
  http://www.earthpaint.net/PDF/MSDS/LIME_PRIME_MSDS.pdf
  
  and a Technical Data Sheet
  http://www.earthpaint.net/PDF/TDS/NewestTDS/Lime_PRIME_TDS.pdf
  
  Really? Opinion: well yes, but: lime based paint will have some mold resistance due to its chemistry, and lime coatings have been used in many countries for hundreds, perhaps event thousands of years.
  
  But controlling indoor moisture is a key step in preventing future mold growth in any building. Furthermore, painting over moldy wall surfaces risks leaving a mold reservoir within the wall cavity. Don't do that without further investigation and cleaning as needed.
• Merriam Webster Dictionary provides a brief definition of biocide at http://www.merriam-webster.com/dictionary/biocide -
• Microban has offices world-wide. Microban International, Ltd. Global Headquarters 11400 Vanstory Drive Huntersville, NC 28078 United States T: +1 704-875-0806 Website: https://www.microban.com/
  
  A typical MSDS for PAINT CONTAINING Microban®, Product Name: California Paints® (Brand) 2010 Super-Scrub® Ceramic Paints with Microban® retrived 2019/02/07 original source https://www.pharosproject.net/uploads/files/sources/656/Semi-Gloss%20with%20Microban%20HSDS.pdf
  
  Microban Antimicrobial Products - https://www.microban.com/. The company indicates that
  
  "Microban® antimicrobial protection is built-in to products during manufacturing to provide continuous antimicrobial product protection. Microban protection can be found in hundreds of consumer, industrial and medical products around the world."
  
  Microban Nuocide™ ( Microban antimicrobial products at REVIEWERS) is an example of a broad spectrum biocidal spray that is in wide popular use by mold and flood damage remediation contractors.
• H2Orange2 Concentrate 117, or Concentrate 118 (EPA registered, lightly scented), Stabilized Hydrogen Peroxide Sanitizer-Virucide*-HBV**, Envirox Corporation, Tel: (800) 281-9604, Website: http://www.enviroxclean.com. Quoting product literature:
  
  Sanitizer Kills 99.99% of commonbacteria(Staphylococcus aureus, Salmonella choleraesuis, Klebsiella pneumoniae, Pseudomonas aeruginosa, Streptococcus faecalis, and Escherichia coli).
  
  Virucide* Kills 99.9% specified viruses (Herpes Simplex Virus Type 2**, Influenza A2/Japan, HBV** and HIV-1). Unique patented stabilized hydrogen peroxide formula creates a DEEPER clean that leaves behind no residue.
• Media blasting to clean surfaces, using baking soda, walnut shell fragments, or frozen CO2 is discussed
  
  at MOLD REMOVAL, MEDIA BLASTING. This is a surface cleaning method well suited to irregular surfaces or shapes. Media blasgint is not a disinfection system.
• [6] mPact Worldwide 400 S. Main St.PO BOX 1385, Fountain Inn, SC 29644. Tel: 877-99-mPact (877-996-7228) E-mail:info@mPactWorldWide.com, produces sanitizers, biocides, including Aegis Microbe Shield. Website: http://www.mpactworldwide.com/
• "Mold Cleaners and Disinfectants", US EPA, http://www.epa.gov/aging/resources/aftertheflood/mold.htm
  

  "The cleanup process involves thorough washing and disinfecting of the walls, floors, closets, shelves, and contents of the house. In most cases, common household cleaning products and disinfectants are used for this task.

  It is important to remember that disinfectants and sanitizers contain toxic substances. The ability of chemicals in cleaning products to cause health effects varies greatly, from those with no known health effects to those that are highly toxic."

• New York State Department of Health, "Toy Cleaning Protocol", describes use of bleach as a sanitizer for cleaning toys.
  
  http://www.nyhealth.gov/facilities/hospital/emergency_preparedness/guideline_for_hospitals/section_06/appendix_06-02_appropriate_sanitizer.pdf
  
  The state's toy cleaning glossary includes DEFINITIONS of "DISINFECT" [PDF] and describes using bleach solutions for that purpose.
• OdorX 9-D-9®, ProRestore Products 1016 Greentree Road, Suite 115 Pittsburgh, PA 15220, USA, Email: sales@prorestoreproducts.com, Website: https://www.prorestoreproducts.com/
  
  Odor-X and OdorX type treatments are sometimes referred to as as "last resort" odor treatment; these are chemical solvents and deodorants used, for example on skunk or dead animal-contaminated surfaces. In my OPINION, other odor absorbents such as granules and powders are of limited effectiveness for significant building odor or smell problems.
  
  See OZONE MOLD / ODOR TREATMENT WARNINGS
• PerfectPrimer® is a floor surface sealant product produced by Specialty Solutions Manufacturing, Inc 119 South 3d St New Hyde Park, NY 11040 USA, Tel: 718 736 8477 Fax: 516 750-9781 Website: PerfectPrimer.com Email: info@perfectprimer.com
  
  Website Excerpt: PerfectPrimer® is a complete floor prep system and primer/sealer. It forms a powerful molecular bond between nearly every coating or modified cement, with any clean, sound substrate including: wood, cut-back glue, sealed concrete, metal, roofing materials, ceramic tile, VCT, epoxies, masonry, and linoleum.
  
  Watch out: remember for ANY floor coating to bond effectively the floor surface needs to be clean of dust, debris, oil, grease, wax, etc.
• Protex 63, Trask Research, W.M. Barr, P.O. Box 1879, Memphis, TN 38101, - http://www.traskresearch.com/contact.html - Tel: 1-866-370-2499 The company indicates that
  
  "Protex 63 is an EPA registered fungicidal sealant that seals against mold, mildew, and green algae" and
  
  "Protex™ 63 is a durable, sealant and coating that resists mold, mildew and algal growth. Protex™ dries clear and does not affect the appearance of most surfaces. Protex™ is especially formulated for exterior use."
  
  MSDS data sheets are available from the manufacturer.
  
  Protex™ 63, a sealant and coating formulated for exterior
  
  [Protex roof slates or shingles are discussed separately at WARRANTIES for ROOF SHINGLES - Ed.]
• Pro-Oxine™ is a biocide used in the food industry and other applications. Its product description includes "Bacterial, mold, and odor control throughout the facility" [note that this is not describing a residential application]
  
  Pro-Oxine's is offered by Bio-Cide International, Corporate Offices, 2845 Broce Drive Norman, OK 73072. See bio-cide.com. The Pro-Oxine's technical data indicates:
  
  "ProOxine is a highly refined blend of oxychloro species containing purified sodium chlorite. When activated, chlorine dioxide is produced, greatly enhancing ProOxine’s antimicrobial activity.
  
  With applications in the food processing and water treatment industries, ProOxine displays broad-spectrum antimicrobial activity, proven effective against E. coli O157:H7, Salmonella, Aspergillus, Listeria, Staphylococcus and Pseudomonas, among others. This product is especially suited for the removal and subsequent control of biofilm. ProOxine has a myriad of EPA and FDA approvals."
• Recon Smoke Odor Sealer, Fiberlok Technologies, 150 Dascomb Rd., Andover MA 01810 USA, Tel: 1-800-342-3755, Website: http://www.fiberlock.com/restoration/3090.html Product description excerpt:
  
  RECON Smoke Odor Sealer is specifically designed to encapsulate malodors on multiple surfaces including, wood, brick, concrete, plaster, plastic and metal. RECON Smoke Odor Sealer is fast drying and has exceptional application characteristics.
  
  RECON Smoke Odor Sealer is your final step to encapsulate residual odors typically found on fire damage restoration projects.
• Rocima™40, produced by Dow Chemical Company's subsidiary Rohm and Haas, is a
  
  "Broad spectrum, non-metallic liquid fungicide for a wide variety of fungal organisms"
  
  http://www.rohmhaas.com/wcm/products/product_detail.page?display-mode=tds&product=1120851
  
  The MSDS can be found at http://www.rohmhaas.com/wcm/products/product_detail.page?display-mode=msds&product=1120851
  Rocima™40 a broad spectrum fungicide.
• Sanitizing Rinses (for previously cleaned food-contact surfaces) http://www.epa.gov/pesticides/antimicrobials/dis_tss_docs/dis-04.htm
• Shellac based sealants are widely used in fire restoration and may work successfully to seal previously un-coated hidden wood surfaces on furniture such as the under-side of a table or back-side of an armoire.
  • Zinsser B-I-N is a shellac based white primer;
  • Watch out: water-based primers may not perform as well in this application
• [12] Sure Cote [we do NOT recommend using the mold test kit sold by this website] http://www.allergystore.com/mold.htm -
• University of Florida, IFAS extension, "Basic Elements of Equipment Cleaning and Sanitizing in Food Processing and Handling Operations" - http://edis.ifas.ufl.edu/fs077
• U.S. EPA - Environmental Protection Agency, Water Science, Effluent Guidelines, Workshop Questions and Answers - http://www.epa.gov/guide/p2/faqs1.htm
  

  Please clarify the sanitizer exemption, specifically for those products that are considered sanitizers, but are not exempted from the PFPR rule by the sanitizer exemption.

  The exempted sanitizer products, as defined in section 455.10, are "pesticide products that are intended to disinfect or sanitize, reducing or mitigating growth or development of microbiological organisms including bacteria, fungi, or viruses on inanimate surfaces in the household, instritutional, and/or commercial environment and whose labeled directions for use result in the product being discharged to . . . POTWs.
  
  This definition shall also include sanitizer solutions as defined by 21 CFR 178.1010 and pool chemicals as defined in section 455.10(q). This definition does not include liquid chemical sterilants (including sporicidals) exempted by section 455.40(f) or otherwise, industrial preservatives, and water treatment microbiocides other than pool chemicals."

  In other words, sanitizers, as defined (and including pool chemicals), are exempt from the rule when their labelled directions for use (not disposal) result in discharge to POTWs.

  The rule still covers certain liquid chemical sterilants, industrial preservatives, and water treatment microbiocides other than pool chemicals (e.g., cooling tower or boiler treatment microbiocides). If one product is registered for use as a sanitizer, pool, and cooling tower product, is it exempt from the rule?

  In general, EPA intends to cover cooling tower biocides under this rule. However, if one product recipe (i.e., registered formulation) has the multiple uses listed above (meaning the chemical is used in the same concentration (percent active ingredient) in both sanitizer and cooling tower uses), the registrant can request their Regional Office or EPA's Office of Water to determine whether the wastewater resulting from the formulation, packaging, or repackaging of such a product is exempt from this rule.

  More information from the US EPA

• UV radiation reduces the survival time of some (not all ) pathogens, depending on the level of radiation and the duration of exposure.
  
  See UV ULTRAVIOLET LIGHT WATER TREATMENT for a discussion of UV treatment of drinking water (and its limitations)
  and
  
  see AIR FILTER OPTIMUM INDOOR for a discussion of UV light treatment of air handler or duct surfaces (and its limitations)
• Unsmoke® Unsoot™ encapsulants and sealants, Abatix, 2400 Skyline Drive, Suite 400, Mesquite TX 75149, USA, Tel: 1-888-651-1983 Website: http://www.abatix.com/
• [8] Waheed H. Siddiqui, James R. Malek, E. Stanton and E.J. Hobbs
  
  "Improved Control of Microbial Exposure Hazards in Hospitals: A 30-Month Field Study
  Percutaneous Absorption Of An Antimicrobial Organosilicon Quarternary Ammonium Chloride* In Rabbits" Toxicology Laboratory, Dow Corning Corporation, Midland, MI 48640, USA. This study examined the question of a potential absorption hazard of the microbial agent under study, not the efficacy nor durability of the agent in situ on a surface nor its efficacy as a mold biocide.
• White, Mike, et als., USING CHEMICAL PRODUCT USE in HVAC SYSTEMS [PDF] NADCA position paper, National Air Duct Cleaners Association 1120 Rt. 73, Suite 200 Mt. Laurel, NJ 08054 Fax: 856‐439‐0525 Email: jodi@nadca.com Phone: 856‐380‐6810 retrieved 2019/02/07 original source: https://nadca.com/system/files/nadca_white_paper_on_chemical_applications_in_hvac_systems_0.pdf
  
  Excerpts:
  
  Excerpts: … use of chemicals, cleaners, sealants and coatings inside air handling systems. … It is generally agreed that source removal of contaminants remains the single best method for cleaning and decontaminating HVAC systems.
  
  However, chemicals may be applied within HVAC systems for a variety of reasons. This position paper provides an overview of the products and associated techniques utilized in and around HVAC systems. Numerous types of contamination may be found within HVAC systems.
  
  Depending on the environment and conditions, these contaminants may contribute to mold/ mildew (i.e., fungal growth) and other microbiological growth.
  
  Other contaminants may include debris from outside air sources, fire damage residue, dust, vermin, etc. Source removal is defined as the physical removal of contaminants and debris from internal HVAC system surfaces.
  
  Complete HVAC system cleaning removes the contaminants that may contribute to mold and other microbiological growth.
  
  Cleaning can also reduce household dust, increase energy efficiency, increase equipment life expectancy, and improve overall indoor air quality and comfort. It is not necessary to apply chemical products to achieve source removal within an HVAC system.
  
  However, applying appropriate cleaning compounds may enhance the cleaning process (e.g., coils, hard surfaces, blowers).
• [11] WW Environmental paint additive that includes a mildewcide, website includes MSDS and some product info http://www.wwenvironmental.com/paint.htm
• Zep FS Amine Z, Zep Manufacturing, is a "Quat sanitizer, Contact: U.S.A. & Canada, Zep, Inc. 1310 Seaboard Industrial Blvd. Atlanta, GA 30318 1-877-I-BUY-ZEP (428-9937, Website: http://www.zep.com, Italy: Zep Italia, S.R.L., Website: www.zepitalia.it, Tel 39-068266691.
  
  Quoting:
  
  Zep FS Amine Z is a Concentrated Germicide, Deodorizer, Disinfectant, Virucide and Sanitizer, is a concentrated deodorant and sanitizer containing a “twin chain” type quaternary ammonium compound in a water-based formula.
  
  Requires no potable water rinse when used as a sanitizer at 1 oz. per 4 gallons of water. Sanitizes Food contact surfaces in USDA plants at 1 oz per 4 gallons of water. This product fulfills the criteria of Appendix F of the Grade "A" Pasteurized Milk Ordinance, 1978.
  
  Recommendation of the U.S. Public Health Services. EPA registered. Zep FS Amine-Z is a member of the Zep GreenLink line of Environmentally Preferred Products (EPP). Widely available.
• ZorbX, paint additive, ZORBX Corporate Headquarters 17647 Foltz Industrial Parkway Strongsville, Ohio 44149, Tel: 800.201.5530, Email: sales@zorbx.com, Website: http://www.zorbx.com/

Other Mold Cleaning Products, Paint Additives, Fungicidal Sealants, Paints, Coatings

• http://environmentsensitive.com/air.html Disodium Octaborate Tetrahydrate (DOT)
• http://www.wwenvironmental.com/paint.htm paint additive that includes a mildewcide, website includes MSDS and some product info
• http://www.allergystore.com/mold.htm - Sure Cote [we do NOT recommend using the mold test kit sold by this website]
• http://www.allerx.com/x158.htm = AllerX X-158 claims to protect from mold for 180 days
• Waterglass (Sodium Silicate) used as a binder in paints may also be a possible coating. It is water soluble and produces a "heat resistant and intumescent" film. However to date we have no data regarding its use in this application.

Readers and product suppliers are welcome CONTACT US by email to suggest additional products to this list and to provide technical literature on product use and effectiveness.

In order to absolutely assure our readers that we write and report without bias we do not sell any products nor services, nor do we have any business or financial relationships that could create such conflicts of interest.

InspectAPedia is an independent publisher of building, environmental, and forensic inspection, diagnosis, and repair information for the public - we have no business nor financial connection with any manufacturer or service provider discussed at our website.

Definition of Biocide, Disinfect, Sterilize, Sanitize, Sanitizer

• Sterilize refers to the statistical destruction and removal of all living organisms. "to make free from living microorganisms" - Merriam Webster This is an old term, dating at least from 1695.
• Disinfect  refers to inanimate objects and the destruction of all vegetative cells (not spores). "to free from infection, especially by destroying harmful microorganisms; broadly, cleanse. - Merriam Webster This is an old term, dating from 1598. New York State DOH defines "disinfect" as "To eliminate virtually all germs from inanimate surfaces through the use of chemicals, or through the use of heat."
  
• Sanitize  refers to the reduction of microorganisms to levels considered safe from a public health viewpoint. "to make sanitary (as by cleaning or sterilizing); to make more acceptable by removing unpleasant or undesired features. - Merriam Webster This term dates from 1836.
• A sanitizer: is a product used to disinfect or sanitize, reducing microbiological growth on inanimate surfaces [i.e. not on living animals or plants] .
• A biocide: this is a broad term referring to any substance, especially a bactericide or fungicide, that kills or retards the growth of microorganisms -"a substance (as DDT) that is destructive to many different organisms" - Merriam Webster with similar definitions at www.yourdictionary.com/, Merriam Webster and the US EPA.

Requirements for Disinfection & Biological Decontamination in Buildings

Berry (ret. 2014) and Morey (2007) describe the process of disinfection and defines disinfectants,

The processes of decontamination and disinfection will be important to ensure the elimination of pathogens and organisms that were contained in the sewage or that grew during the period of contamination.

Even concrete can be colonized and broken down by microorganisms if it is allowed to remain wet and contaminated by organic matter. Chemicals categorized as disinfectants are appropriate in this application.

A disinfectant may be defined as an agent that reduces significant numbers of pathogens on inanimate objects to a level below that expected to cause disease.

Disinfectants may not kill spores, however, and, because some bacterial and fungal spores will always be present in the environment, it would not be feasible to attempt to kill all of the spores in an affected area. Emphasis instead should be placed on removal of the substrates, water, and organic matter needed for the growth of spores.

Choice of disinfectants depends on the degree of microbial killing required, the nature of surfaces to be treated, application safety, and the cost and ease of use of available agents. It is recommended that disinfectants be used in accordance with the manufacturer's instructions for use and dilution.

Classes of disinfectants and their common-use dilutions include alcohols (60 to 90% in water), quaternary ammonium compounds (0.4 to 1.6%), phenolics (0.5 to 5%), iodophors (75 ppm), glutaraldehydes (2%), household bleach (sodium hypochlorite, diluted 10%), and hydrogen peroxide (3 to 6%).

The advantages and disadvantages of each of these disinfectants are given in Table 3 [REFERENCES].

For example, the use of iodophores or low-concentration chlorine compounds would require that little organic matter be present on surfaces, a condition that may be difficult to achieve.

Caution should be used in mixing some disinfectants. For example, mixing chlorine-containing solutions with ammonia or amine solutions will produce extremely toxic vapors, and could have lethal effects on workers or building occupants.

Of critical importance is "contact time". Contact time is the length of time that the disinfectant is permitted to work on the contaminated surface. The contact time must be at least 15 min before additional cleaning and removal of the disinfectant is undertaken.

Some disinfectants, such as the phenolics and glutaraldehydes, leave a residue that continues to suppress microbial growth for some time after treatment. - Berry et als., U.S. EPA ret. 2/2014

The preceding text was quoted from SUGGESTED GUIDELINES FOR REMEDIATION OF DAMAGE FROM SEWAGE BACKFLOW INTO BUILDINGS, [PDF] M.A. Berry, C. Blackburn, E.C. Cole, W.G. Ewald, T Smith, N. Suazo, S. Swan, Environmental Criteria and Assessment Office U.S. Environmental Protection Agency (MD-52), Research Triangle Park, NC 27711, retrieved 2/4/2014.

This article also appeared as

Berry, Michael A., Jeff Bishop, Claude Blackburn, Eugene C. Cole, William G. Ewald, Terry Smith, Nathan Suazo, Steve Swan, and Mr William G. Ewald. "Suggested guidelines for remediation of damage from sewage backflow into buildings." Journal of Environmental Health 57, no. 3 (1994): 9-15.

Classes of Disinfectants

Morey (2007) citing Block (1991) Morey elaborates on classes of disinfectants.

Glutaraldehydes

These agents display a broad spectrum of activity and rapid rate of kill against the majority of microorganisms.

Glutaraldehydes are capable of destroying all forms of microbial life including bacterial and fungal spores, tubercle bacilli, and viruses.

They are excellent sporicides and will not corrode most materials.

Disadvantages include increased peroral, percutaneous, and inhalation toxicity, along with elevated eye and skin irritation.

Iodine and Iodine Compounds (Iodophors)

These agents are highly effective, have broad-spectrum antimicrobial capabilities and exhibit some residual properties.

Disadvantages include inactivation by organic matter, and vapors may pose a hazard to respiratory organs. Some formulations may stain porous materials an orange-yellow color.

Phenolic Compounds

These agents are stable (less inactivated by organic matter), broad spectrum (generally include antiviral properties), and readily available, and leave a residue

. Disadvantages include substantially increased peroral, percutaneous, and inhalation toxicity, along with eye and skin irritation.

Quaternary Ammonium Chloride Compounds (Quats)

These agents have a limited spectrum of activity but are capable of killing gram-positive bacteria and fungi, and of inactivating gram-negative bacteria and some viruses.

Quats have a naturally pleasant odor, counteract offensive odors, and are excellent cleaners. Ammonium chloride compounds are safer to use than most other disinfectants, because they are less toxic and cause less irritation to the mucus membranes.

Quats, when diluted for use, are low in toxicity and irritation. Disadvantages of this class of agents include the facts that they are neither sporicidal nor tuberculocidal and that many formulations exhibit poor results against gram-negative bacteria and some viruses.

Also, these compounds are incompatible with anionic cleaners (i.e., mutual neutralization of disinfectant and cleaner) and with the dye blockers in stain-resistant carpet. - Morey (2007)

...

Continue reading at MOLD CLEANUP GUIDE- HOW TO GET RID OF MOLD or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

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Citations & References

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