Mold-Check Professional's Blog

You're nearing the end of a soothing hot shower, a roast is browning in the oven, potatoes are boiling on the cook-top, the last load of laundry is in the dryer, the water heater just kicked on to provide some more hot water for your shower and the heater is keeping your home at just the right temperature.

Each one of those activities creates moisture inside a home and hopefully the house is properly ventilated to provide enough fresh air circulation to sufficiently dissipate that moisture and transfer it to outside the building.

In older homes, the construction methods left air leaking through and around windows, doors, walls, floors and ceilings. Plus, once upon a time ceiling vents were commonly installed in closets, kitchens, bathrooms and laundry rooms. It made for some heat loss and heat gain and some drafty spots, but it did allow for the free flow of fresh air that provided great ventilation.

Since the gas crisis of the 1970's, the concept of energy conservation has been driving architectural design, construction materials and building codes toward tighter more energy efficient living spaces. The concepts are sound and well-founded in good logic except to a large degree they fail to factor in the sharp reduction or even the elimination of fresh air circulation in most areas.

In California,  the 1994 Northridge Earthquake changed the way engineers designed foundation systems. Using wood posts under buildings to support the middle portions of the floor system has given way to the use of solid concrete walls. That's because solid walls add strength to the structure, however solid walls drastically reduce the free flow of air needed for good cross ventilation.

Those and other seemingly "practical" changes in building design and construction materials contribute greatly to trapping moisture within buildings. And trapped moisture contributes to mold. 

If you are involved in designing a new home or remodeling one, take an active role and see to it that there are lots of vents for plenty of fresh air circulation.

In an existing home, condo or apartment, see to it that there is plenty of fresh air circulation in the laundry room, kitchen and bathrooms.

On the exterior of the building, keep vent screens cleared to allow for unobstructed air to flow and repair damaged or missing screens to keep out insects and animals.

I see all kinds of issues with buildings every day. Some of those problems are simply due to poor ventilation and in virtually every case, those kinds of issues could have easily been avoided with a bit more insight and a better maintenance.

Summer has arrived. Here are some Summertime Mold Tips to help prevent mold in the summer months:

The hot weather has arrived so here are some tips to prevent summertime mold issues that may be helpful.

In the summer the lawn sprinklers and hoses are in use more often. Overwatering your lawn or plants along the outside of the foundation can create moisture that can contribute to mold problems. Position the sprinklers so that they water the landscaping and not the house, garage or other structures. The sprinklers should not be constantly watering the siding, windows or foundation walls of the home.

It's best to keep trees, shrubs and plants trimmed back away from the house to allow the air to flow and naturally keep the walls of the building dry.

The constant running of air conditioning systems during the hotter months can raise moisture levels inside a building. Also, the areas around and under an air conditioning system can be a source of moisture due to the condensation created by the difference in the temperature between the cooling system and the hot attic. If you see water dripping from a plastic pipe positioned on the exterior wall, usually above a window or door it's likely because the primary drain line is clogged and in need of cleaning or adjusting. Air conditioning systems along with their condensate pipes and the condensate pan should be professionally checked regularly to ensure that they are clean and working properly.

According to the Environmental Protection Agency (EPA): "If you suspect that the heating/ventilation/air conditioning (HVAC) system may be contaminated with mold (it is part of an unidentified moisture problem, for instance, or there is mold near intake to the system), consult EPA's guide Should You Have the Air Ducts in Your Home Cleaned? before taking further action. Do not run the HVAC system if you know or suspect that it is contaminated with mold - it could spread mold throughout the building." You can visit www.epa.gov/iaq/pubs/airduct.html or call (800) 438-4318 for a free copy

In some areas, such as near the ocean, high humidity levels are common. Keeping humidity levels between 30 & 60 percent inside the house will go a long way in solving or preventing mold problems. Use air conditioners and dehumidifiers as necessary and run exhaust fans when you are showering, cooking or dishwashing. Problems in the closet areas can become more common with high humidity levels so you may want to check the closets regularly if your home seems humid.

On a final note: I recently read an article suggesting that if a child has lingering cold symptoms in the summer it may be due to mold allergies. It was an interesting article written by a pediatric allergist/immunologist. Here is the link to the article if you would like to check it out. www.chkd.org/wtg/moldallergies.aspx

Here are some more helpful links:  www.moldcheckpros.com   www.epa.gov

How often is moisture damage found in structures?

In 2003 the insurance repair industry put out a fact sheet that stated that in Southern California, in any given year, over 30% of residences have water damage claims. And this is only the situations that are reported to the insurance carriers; not all situations where there may be claims whose values do not meet policy deductibles are reported to the insurance carrier.

From experience, many situations go unreported, and even insurance claims are not always fully handled due to monetary limits of policies. Many times they do not complete all of the clean-up of the mold contamination for lack of money.

Some moisture intrusion situations go unknown to many building owners, such as leaking windows and doors that can be perennial, and the owner just does not see the ongoing situations and does not act on them. This is seen in residential and all manner of commercial structures.

AS YOU PROBABLY KNOW, MOISTURE DAMAGE LEADS TO THE PROBABILITY OF MOLD DAMAGE. Make sure that if you are involved in a transaction on a home that you think may have had a moisture intrusion isuue you recommend to the buyer to have a mold & moisture inspection done. I always recommend having a company perform the inspection that does INSPECTIONS ONLY, no work or repairs so that there is no conflict of interest!

John Mattoon - Sr. Mold Inspector & Sr. Technical Advisor, Mold-Check Professionals, Inc.

John can be contacted for questions or further information   www.MoldCheckPros.com  (818) 951-9120

A mold inspection looks at virtually all the same areas of a structure as in a home inspection (except for the electrical system). Why?

Any area or system of a structure can be affected by or be in part involved in moisture intrusion which can then lead to mold contamination. The mold inspector looks at a structure from a slightly different viewpoint than the physical inspector, as the mold inspector has specialized training and tools for locating moisture intrusion and testing for mold that the physical home inspector does not possess. And the emphasis of a mold inspection is always on moisture intrusion issues to determine if there is a current mold situation or to determine if a mold situation is likely to occur in the near future due to a moisture intrusion issue.

As a mold inspector, many of my recommendations are for cleaning and the improvement of ventilation. Many times, mold and mildew growth in bathrooms, bedrooms and closets is due to poor ventilation like the lack of proper exhaust vent fans or the lack of a central heating and cooling filtration system. Many of my reports recommend cleaning or housekeeping be performed where there is visible mold/mildew in grout, seals, etc. The cleaning of surface growth on walls behind furniture can be done, as well, when the cause is poor ventilation of a bathroom. Cleaning is done using a bleach and water solution or an approved biocide such as Lysol. When the scope of work that needs to be done is beyond the ability or skill levels of a homeowner or a handyman, I will recommend professional Remediation. 

Remediation is the specialized treatment and cleaning of mold-contaminated areas and materials that are treated as hazardous. All workers involved in remediation of mold are required to have personal protective equipment. The contaminated area is cordoned off and the plastic sheeting is secured to walls, ceilings and floors, using tape. An access is created using an opening with a vinyl zipper or an overlapping flap to keep contamination from escaping the contained area.

These trained workers remove all wet and damaged materials such as drywall, plaster, carpets and ceiling tiles. The materials are then removed from the area, and the structural members are thoroughly cleaned by a variety of methods including sanding, grinding, and treating with chemicals. The air within the contained area is cleaned by using air-scrubbing machines with H.E.P.A. filters (High Efficiency Particulate Absolute).

When the work is complete, and before walls and ceilings are closed back up, clearance testing should be performed. Clearance Testing is done by the mold inspector taking air samples that are submitted to a laboratory. This is the client's assurance that the remediation work has been completed properly. 

There are no hard and fast rules for when remediation is necessary. There are only "guidelines" recommended by the U.S. EPA and the New York City Health Dept., but these agencies provide only guidelines and not laws. There are no firmly set rules. 

Remediation is recommended based upon the experience of the inspector and what is practical for a homeowner. I always take into account the health of occupants and the seriousness of the situation when making a recommendation.

From my experiences, well over 40% of remediation of the interior side of exterior walls has found damage/deterioration of the stucco felt paper. Therefore, if only cleaning of visible surfaces is done instead of remediation where the plaster or drywall is not removed, then the damaged stucco felt paper will not be repaired properly in these areas. Then future moisture intrusion and likely re-contamination of mold will occur. This is an important point that the mold inspector must consider when deciding to recommend remediation. 

Another example where it is not always practical for a home owner or handyman to handle a mold situation is in the area under a kitchen sink where one can only "see" moisture damage and mold contamination from 32 to 36 inches wide (the width of the sink cabinet). From considerable experience, when there is that much contamination visible, there is usually more moisture intrusion and mold contamination that is unseen inside the wall where the whole affected area may from 6 to 9 feet wide. This is not seen until all the drywall or plaster behind the sink cabinet, adjacent cabinet and the dishwasher are removed. Without this knowledge and the actual familiarity of this type of work, the untrained person can easily miss what is really necessary to be done, and if they discover it they could easily be overwhelmed buy the actual amount of work. 

When remediation is attempted by a willing homeowner or the handyman in the employ of the homeowner, their remediation work will invariably NOT PASS clearance testing the first time. In many cases, the clearance testing may not pass until the third try. The added time and costs can be upsetting to the homeowner who was attempting to do the work at a reduced cost, rather than having a professional firm do the work. Many times this ends up costing more time and money than doing the recommended remediation.

As a final note: I recommend using a mold inspection company that does not perform any repairs or remediation and if you are given a proposal for tens of thousands of dollars for remediation, always, always seek a second opinion from another qualified mold inspection firm. And always, always obtain two or more quotes for remediation.

There area two primary reasons why mold has become such a "hot topic" recently:

The first is because construction has changed significantly over the past 30 years since the energy crisis of the 1970s. Newer construction is generally "tighter" than the construction of the past, due to the energy requirements, and these are things such as dual pane glass, higher insulating values of wall, ceiling and floor insulation, tight sealing around windows and doors, etc. As a result, while structures have become more energy efficient, any flaws in design, poor workmanship or defects can exacerbate leak situations, and a collateral effect can be mold growth. Newer structures do not always "breathe" as well as older structures and moisture more easily becomes trapped in walls.

The other reason for mold being a hot topic is that in the past decade a handful of legal situations involving health issues arising from mold and construction defects/problems caused the legal profession to conclude that money can be made by pursuing litigation on behalf of clients.

If a client is making a major purchase such as a home, then having a complete mold inspection by inspectors that are qualified and experienced with construction issues is of paramount importance.

I always stress to hire a company that does not perform repairs or remediation of mold. Therefore they do not have a "vested interest" in whether or not your property has mold. I believe that a mold inspector should provide unbiased reports and testing that are presented in a non-alarming manner with repair recommendations and remediation referrals only if they are needed.  

Another good thing to look for is an inspector with an extensive background in construction and repair work and knowledge of the actual causes of moisture intrusion and mold contamination. This is of importance to be able to report the facts on conditions found and how they can be resolved.

For more information visit www.moldcheckpros.com

Good molds play a key role in the production of fine wines, cheeses and antibiotics. However, when mold contamination is experienced in a home you will not be experiencing these types of cultivated molds.

Most indoor common molds found are, at minimum, allergenic, and several are toxic to some individuals when there are spore counts in sufficient quantity that may affect certain types of people. Virtually every air and most swab samples taken are found to have allergenic and/or toxic molds present.

When mold contamination is experienced, such as under a leaking kitchen sink or in a poorly ventilated bath room, the production of allergens or toxins may be occurring. In short, there are no "good" mold conditions. 

Two additional important points here are:

1) There are no established threshold limits for mold exposure by any scientific body or governmental agency.

2) Not every person reacts to mold in the same way.

If you experience a mold contamination in your home or during a home purchase the best thing to do is to have a professional mold inspector do an inspection. To get an honest opinion I firmly believe that you should hire an inspector who does not do any repairs or remediation to mold problems and therefore has no reason to hype up a small situation into a bigger situation.

For more information go to http://www.moldcheckpros.com or call (818) 951-9120

In the real estate industry, mold has become a factor that may hurt a deal. Some agents are afraid to recommend a mold inspection, the neglect of which can expose them to unforeseen liability in the future.

Everybody wants to live in a healthy home environment. Mold problems can affect the health of your client's family and the value of their new home. Unfortunately, the subject of mold has become quite blown out of proportion over the past few years.  There are situations that can arise as a result of improper care and maintenance. The trick is learning how to deal with mold and moisture issues based on facts and not hysteria or hype. The biggest mistake you can make is to neglect to take care of a moisture intrusion or mold issue immediately and sufficiently.

As a realtor, you should take the time to perform your own inspection of the property and look for any signs of prior water damage. There are certain indicators you can look for  yourself. All mold problems stem from a moisture problem so you should check for stains around the windows and doors, look in the bathrooms for moisture stains due to leaks or floods and locate any poor caulking jobs that do not properly seal fixtures and therefore allow moisture to get into the walls or floors. Also check for any signs of moisture damage to the walls, ceilings or floors. Upon finding any such conditions, a formal inspection is recommended.

You should also look for evidence of condensation or poor ventilation. When a room is not properly ventilated, condensation can form leading to potential mold problems. Check the bathrooms to ensure that there is either an exhaust fan or a window installed. Kitchens should have an exhaust fan as well. Test any fans to ensure that they are in working condition.

Be on the lookout for leaks and if you find any ensure they are repaired as quickly as possible. You are likely to find leaks under stoves, refrigerators, dishwashers & washing machines and under kitchen and bathroom sinks. A leak in any location can lead to a mold problem if improperly handled.

In many cases a musty smell can indicate a mold problem. The smell can be a result of a dirty HVAC filter, a prior leak or flooding which was not properly dried out, or a current situation, such as a leaky pipe in the walls. You may not be able to locate where the smell is coming from. In that case a mold inspection should definitely be recommended in order to determine the source of moisture and the extent of the situation.

Mold problems should not create unnecessary concern or panic. One way to protect your interest and reduce concern is hire a mold inspection company that is independent from the other companies that do repair work and/or lab analysis. This removes potential for conflict of interest.

Remember that there is a solution to every problem and that many times that solution may be as simple as house cleaning or changing out an air filter. Don't expose yourself to liability in the future. Find a mold inspection company that you can trust and reduce your liability.