Many experts agree that the most important part of a mold
inspection / investigation is a visual inspection. Because of the many variables involved with
moisture in buildings. A visual inspection is the initial step in identifying possible
contamination problems. It will identify any visible water leaks or moisture stains on
ceilings, walls floors and under counters. The air conditioning system and heating systems
should be visually inspected as well as the attic and crawl spaces. The extent of any water
damage and mold growth should be visually assessed by a certified mold inspector. This
assessment is important to determine remedial strategies. Ventilation systems should also be
visually checked, particularly for damp filters but also for damp conditions elsewhere in the
system, and for overall cleanliness. It is important that someone that has been trained and
understands fundamentals of both fungus and building materials/construction conducts a
thorough investigation. The use of equipment, such as a boroscope to view spaces in duct work
or inside walls, and moisture meters to help identify sources of mold growth and the extent of
water damage. Mold sampling will be recommended if there is any noticeable mold growth, musty
odors, visible water damage or stains, poorly maintained HVAC systems or construction defects.
By combining a visual inspection with air, tape or swab sampling, we can help identify the
hidden source of mold, allergens and indoor pollutants and the extent of any acute or chronic
water or moisture damage.
Are you a Realtor or buying a Home?
You know there
has been a lot of media reports surrounding Mold. These day's prospective buyers want a home
that has been mold inspected. Here are some good reasons why you should not buy a home with
Mold, sell a home with Mold or live in a home with Mold.
A
Mold Inspection Is Your First Line of Defense!
Environmental
issues arise routinely in all types of real estate transactions, from the sale of individual
residences to the transfer of large commercial and industrial facilities. Managing these risks
is almost always possible. The bigger challenges tend to be spotting environmental issues.
Failure to identify and address such issues may result in parties unknowingly assuming
substantial liabilities. Suddenly we see schools shutting down, and our neighbors being forced
out of their homes and their businesses, sometimes for months on end, many of them never able
to return at all. Realtors, Property managers Home owners and Insurance companies are running
scared in the wake of multi-million dollar lawsuits and thousands of mold related claims.
Doctors and government agencies are at odds over health concerns and the effects of toxic
mold, long and short term. And in the middle of these catastrophes, time and time again, is
toxic mold. It's got names like Stachybotrys, Penicillium, Aspergillus, Cladosporium. Names
that many of us can't even pronounce, much less identify in our surroundings. The mold spores
and mycotoxins sprayed into the air by these molds attempting to survive, are so small that
they can't be seen with the naked eye, and hundreds of thousands of them can fit onto a single
postage stamp. So what to do next?
Mold
contamination is a subject of increasing concern. Mold contamination generally arises in
buildings that have been poorly constructed or lack adequate ventilation. Different types of
mold may breed in the air circulation systems and walls of a structure. Common causes of mold
growth are moisture leaks or intrusions of any type in your home or business. Anything
producing moist conditions in a dark area will promote mold growth. Eliminate these areas. Fix
the problems immediately. You can not eliminate mold until the conditions promoting it's
growth are gone. While the presence of moisture and mold can result in significant physical
damage to the structure, several types of mold are also toxic and can cause a variety of
medical conditions. Several high-profile lawsuits have recently succeeded in securing
substantial personal injury judgments as a result of exposure to toxic molds. In fact, several
mold cases are presently being pursued here in Florida. The insurance industry has been paying
particular attention to mold in recent years because of its potential to generate substantial
claims related to both property damage and personal injury.
The possible
presence of mold is certain to become an increasingly important issue for anyone who owns
residential, commercial or industrial buildings not only because property damage could be
excessive, but also because residential tenants and employees working in commercial and
industrial establishments could, inadvertently, be exposed to toxic molds. Landlords and
employers should take care to evaluate these issues. Moreover, anyone owning properties should
carefully consider to what extent old and new insurance coverage may be available to offset
such liabilities.
Numerous tools
exist for managing all of the environmental problems discussed above. However, before any of
these problems can be managed, they must be identified. Frequently, environmental consultants
are best suited for that task. Basic environmental assessments have become a standard
component of most real estate transactions. Ultimately, the key to addressing these issues is
obtaining reliable information about the property, understanding the implications of that
information and managing the issues correctly and efficiently.
Sample Collection Services:
-
Total Spore Count in Air
(Indoor/Outdoor)
-
Viable air samples to collect spores that will be
grown in a lab for analysis.
-
Non-viable spore trap cassettes
-
Tape lifts
-
Swab Samples
-
Swab Samples for Cultures
-
Carpet samples for historical data (can sometimes
indicate a previous mold event)
-
Allergy dust samples (to check for dust mites,
pet dander, and cockroach allergens)
Moisture
Detection:
If the moisture
problems aren't addressed then the mold problems will return. Often the greatest portion of
time in an inspection/investigation is determining how and where the moisture is coming from.
Air Sampling:
The purpose of
air sampling is to determine the type and amount of airborne contamination in a building. Air
sampling may be necessary if the presence of mold allergens or toxins is suspected but cannot
be identified by a visual inspection. When air sampling is performed, both the indoor and
outdoor air are sampled, so the results can be compared to see if a problem exists. Typically,
the indoor sample is taken while the heating and/or air conditioning unit is operating, this
will ensure the interior air is effectively tested. A certified inspector, trained in
appropriate sampling methodology, shall perform all necessary air monitoring. Air monitoring
is necessary if there is evidence from a visual inspection that the ventilation systems may be
contaminated. The purpose of such air monitoring is to assess the extent of contamination
throughout the building. Sampling should be conducted while ventilation systems are operating.
Air monitoring is necessary if the presence of mold is suspected in a particular area of the
structure (i.e. a microbial volatile odor is detected) but cannot be identified through a
visual inspection or bulk sampling. The purpose of such air monitoring is to determine the
location and/or extent of mold contamination. Air monitoring is also necessary if the building
inhabitants are suffering from health problems which are or may be associated with fungal
exposure. If air monitoring is performed, for comparative purposes, outdoor air samples should
be collected concurrently at an air intake, if possible, and at a location representative of
outdoor air. The outdoor control air test is very helpful in evaluating whether there is an
internally generated mold problem. Such a problem may exist if indoor mold tests report mold
levels that are either (a) higher than the outdoor control air test or (b) present indoors but
absent from the outdoor control test.
Tape Lift / Swab Sampling:
Tape swab
samples are usually collected from visibly moldy surfaces by wiping the area with a sterile
swab. This type of sampling is used to identify specific mold types.
Recommendations and Laboratory Results:
Once the home
has a visual inspection and the mold circumstances have been evaluated, action can be planned
to clean it up and prevent future contamination. Based upon site evaluations and sampling lab
analysis results, we will provide a detailed written report that can be used for disclosure
and references. In all situations if mold exists, the underlying cause must be corrected.
