Mold Inspections
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Questions everyone should ask before hiring a Mold Consultant |
| Our mission is to make our clients' home and work
environment safer.
Suncoast Inspections identifies and classifies multiple
health hazards relating to bio-toxins (molds, fungi) associated
with negatively affecting human health. All pathogenic and
allergenic testing is analyzed by a nationally certified
laboratory. Suncoast Inspections.com provides their clients
with the confidence and assurance that the environment is safe
when all work is completed. Whether you have a
specific problem area or need the entire structure evaluated
Suncoast Inspections.com has the flexibility to meet your needs.
With Suncoast Inspections.com our clients get the expertise of a
professional mold inspector along with the forensic building
experience that only comes with 14 years of business in the
building inspection industry. All data is kept
confidential. |
| OUR SERVICES |
| A visual and moisture inspection is done to locate possible
trouble areas using state of the art moisture testing (Thermal
Image Camera & moisture meters) and our
extensive knowledge of the building industry.
Once the
inspection process is complete Suncoast Inspections.com reviews
the preliminary findings with our clients, only then with
their approval, we will perform the appropriate biological collection
protocol. These initial tests not only confirm the
presence but they also create a base line which will be needed
or used at a later date.
Suncoast Inspections.com does not do mold remediation as it is
our belief to do so would be unethical. WE are an
investigative and testing firm only.
Suncoast Inspections.com does provide clients with the names of
local competent mold remediation contractors. Some of
these companies now provide warrantees against future mold
growth.
When remediation is complete Suncoast Inspections.com will
re-test the treated areas and analyze the data and provide a
conclusion to the process.
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The History of Mold
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The problem of mold has been around for centuries. As you will read below the method and need to deal with has changed little in 3500 years. We still must fix the moisture source and remove the contaminated areas. Our ability to identify invisible toxic spores and take the necessary steps to remediate has improved vastly.
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Mold and the Bible
Leviticus, Chapter 14:39 - 47
"On the 7th day the priest shall return to inspect the house. If mildew has spread on the walls, he is ordered that the contaminated stones be torn out and thrown into an unclean place outside of town. If the mildew reappears in the house after the stones have been torn out and the house is scraped and plastered, it is destructive mildew and the house is unclean. It must be torn down- stones, timbers and all the plaster - and taken out of town."
In today's world cases like this are extremely rare. The important thing to remember is if mold is addressed when moisture appears it drastically limits the scope of the remediation.
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Types of Mold
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Molds can generally be divided into 3 groups based on their health effects: Allergenic, Pathogenic and Toxic.
There are many Allergenic molds that can cause allergenic or asthmatic symptoms such as wheezing or runny nose. These molds do not usually produce life-threatening effects, but are problematic for those who are already allergenic or asthmatic.
Pathogenic mold can cause serious health effects in persons with decreased immune function, taking chemotherapy, or with HIV/AIDS. Some pathogens are common. A normal, healthy individual can probably resist infection by these, but high exposures may cause reactions in the lungs.
Toxins are poisonous substances produced by living things. Those from mold (called Mycotoxins) can cause serious health effects in almost anyone. These effects may be short-term irritations, immune system problems, and even cancer.
Most of the diseases caused by Mycotoxins involve ingestion of contaminated food. Mycotoxins are contained in certain varieties of fungus spores, and these can be breathed into the body.
Suncoast Inspections.com offers discounted mold inspections in conjunction with a home inspection. The initial inspection is a visual inspection that pin points specific areas of the dwelling that are prone to mold growth. The combination of the two inspections compliment each other. A home inspector must be though and often during the home inspection mold is encountered. We at
Suncoast Inspections.com double our efforts to insure no stone is left unturned. This visual inspection does not include any sampling that may be required should mold be discovered. As a certified mold inspector/technician and extensive construction background, Chris is leading the home inspection industry in continuing to offer his clients the most complete home inspection service in the country.
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Molds in the Environment
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What are molds?
Molds are microscopic fungi that live on plant or animal matter.
No one knows how many species of fungi exist but estimates range
from tens of thousands to perhaps three hundred thousand or more.
Most are filamentous organisms and the production of spores is characteristic
of fungi in general. These spores can be air-, water-, or insect-borne.
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What are some of the common indoor
molds?
- Stachybotrys
- Cladosporium
- Penicillium/Aspergillus
- Alternaria
- Chaetomium
- Mucor
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How do molds affect people?
Some people are sensitive to molds. For these people, exposure
to molds can cause symptoms such as nasal stuffiness, eye irritation,
or wheezing. Some people, such as those with serious allergies to
molds, may have more severe reactions. Severe reactions may
occur among workers exposed to large amounts of molds in occupational
settings, such as farmers working around moldy hay. Severe reactions
may include fever and shortness of breath. People with chronic illnesses,
such as obstructive lung disease, may develop mold infections in
their lungs.
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Where are molds found?
Molds are found in virtually every environment and can be detected,
both indoors and outdoors, year round. Mold growth is encouraged
by warm and humid conditions and can grow on virtually any
surface, providing moisture is present. Outdoors they can be found in shady,
damp areas or places where leaves or other vegetation is decomposing.
Indoors they can be found where humidity levels are high, such as
basements or showers. They can also be present in drywall where
you may have experienced a water leak, i.e.. roof leak, window &
door leaks. Particle board used in cabinetry is very prone to
mold growth mostly under sinks areas.
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How can people decrease mold
exposure?
Sensitive individuals should avoid areas that are likely to have
mold, such as compost piles, cut grass, and wooded areas. Inside
homes, mold growth can be slowed by keeping humidity levels below
50% and ventilating showers and cooking areas. We highly recommend
dehumidifiers for those living in tropical or high humidity
climates. It can be placed in the master bath or kitchen area
and turned on for a few hours a day. Mold growth can be
removed on hard surfaces (glass, tile, metal) with commercial products or a weak bleach solution (1 cup
of bleach in 1 gallon of water). Mold cannot be removed from
drywall. Drywall must be removed and replaced. In situations where mold exposure
is unavoidable, sensitive people should wear a tight-fitting face
mask.
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Specific Recommendations:
- Clean and dry wet or damp building materials and furnishings
within 24-48 hours to prevent mold growth. This is
extremely important. If the water event is large call in a
professional to dry the building out with commercial
dehumidifiers.
- Keep the humidity level in the house below 50%.
- Use an air conditioner or a dehumidifier during humid months.
- Be sure the home has adequate ventilation, including exhaust
fans in kitchen, bathrooms and attics.
- Add mold inhibitors to paints before application.
- Clean bathrooms with mold killing products.
- Do not carpet bathrooms and basements.
Mold cannot be removed from carpet.
- Remove or replace previously soaked carpets and upholstery.
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What areas have high mold exposures?
- Central Air Conditioning Systems
- Moist Areas (Kitchens, Baths and Laundry Rooms)
- Saunas
- Construction areas
- Greenhouses
- Summer cottages
- Flower shops
- Mills
- Antique shops
- Farms
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Basic Mold Cleanup The
key to mold control is moisture control. It is important to
dry water damaged areas and items within 24 to 48 hours to prevent
mold growth. If mold is a problem in your home, clean up the
mold and get rid of the excess water or moisture (find the source).
Fix the leaking plumbing or other sources of water. wash mold
off hard surfaces with detergent and water (with a little bleach)
and dry completely. Absorbent materials (such as ceiling tiles
and carpet) that become moldy may have to be replaced.
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Questions and Answers on
Stachybotrys Chartarum and other molds |
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Questions
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| Q 1. I heard about toxic
molds that grow in homes and other buildings. Should I be concerned
about a serious health risk to me and my family? |
A. The hazards presented by molds that may
contain Mycotoxins should be considered the same as other common
molds which can grow in your house. There is always a little
mold everywhere - in the air and on many surfaces. There are
very few case reports that toxic molds (those containing certain
Mycotoxins) inside homes can cause unique or rare health conditions
such as pulmonary hemorrhage or memory loss. These case reports
are rare, and a causal link between the presence of the toxic
mold and these conditions has not been proven. A common-sense
approach should be used for any mold contamination existing
inside buildings and homes. The common health concerns from
molds include hay fever-like allergic symptoms. Certain individuals
with chronic respiratory disease (chronic obstructive pulmonary
disorder, asthma) may experience difficulty breathing. Individuals
with immune suppression may be at increased risk for infection
from molds. If you or your family members have these conditions,
a qualified medical clinician should be consulted for diagnosis
and treatment. For the most part, one should take routine measures
to prevent mold growth in the home.
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| Q 2. How common is mold, including
Stachybotrys chartarum (also known by its synonym Stachybotrys
atra) in buildings? |
A. Molds are very common in buildings and homes
and will grow anywhere indoors where there is moisture. The
most common indoor molds are Cladosporium, Penicillium,
Aspergillus, and Alternaria. We do not have accurate
information about how often Stachybotrys chartarum is
found in buildings and homes. While it is less common than other
mold species, it is not rare.
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| Q 3. How do molds get in the indoor
environment and how do they grow? |
A. Molds naturally grow in the indoor environment.
Mold spores may also enter your house through open doorways,
windows, heating, ventilation, and air conditioning systems.
Spores in the air outside also attach themselves to people and
animals, making clothing, shoes, bags, and pets convenient vehicles
for carrying mold indoors.
When mold spores drop on places where there is excessive moisture,
such as where leakage may have occurred in roofs, pipes, walls,
plant pots, or where there has been flooding, they will grow.
Many building materials provide suitable nutrients that encourage
mold to grow. Wet cellulose materials, including paper and paper
products, cardboard, ceiling tiles, wood, and wood products,
are particularly conducive for the growth of some molds. Other
materials such as dust, paints, wallpaper, insulation materials,
drywall, carpet, fabric, and upholstery, commonly support mold
growth.^Back to Top^
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| Q 4. What is Stachybotrys chartarum
(Stachybotrys atra)? |
A. Stachybotrys chartarum (also known by
its synonym Stachybotrys atra) is a greenish-black mold.
It can grow on material with a high cellulose and low nitrogen
content, such as fiberboard, gypsum board, paper, dust, and
lint. Growth occurs when there is moisture from water damage,
excessive humidity, water leaks, condensation, water infiltration,
or flooding. Constant moisture is required for its growth. It
is not necessary, however, to determine what type of mold you
may have. All molds should be treated the same with respect
to potential health risks and removal.
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| Q 5. Are there any circumstances
where people should vacate a home or other building because
of mold? |
A. These decisions have to be made individually.
If you believe you are ill because of exposure to mold in a
building, you should consult your physician to determine the
appropriate action to take.
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| Q 6. Who are the people who are
most at risk for health problems associated with exposure to
mold? |
A. People with allergies may be more sensitive
to molds. People with immune suppression or underlying lung
disease are more susceptible to fungal infections.
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| Q 7. How do you know if you have
a mold problem? |
| A. Large mold infestations can usually be seen
or smelled. |
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| Q 8. Does Stachybotrys chartarum
(Stachybotrys atra) cause acute idiopathic pulmonary
hemorrhage among infants? |
A. To date, a possible association between acute
idiopathic pulmonary hemorrhage among infants and Stachybotrys
chartarum (Stachybotrys atra) has not been proved.
Further studies are needed to determine what causes acute idiopathic
hemorrhage.
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| Q 9. What are the potential health
effects of mold in buildings and homes? |
| A. Mold exposure does not always present a health
problem indoors. However some people are sensitive to molds.
These people may experience symptoms such as nasal stuffiness,
eye irritation, or wheezing when exposed to molds. Some people
may have more severe reactions to molds. Severe reactions may
occur among workers exposed to large amounts of molds in occupational
settings, such as farmers working around moldy hay. Severe reactions
may include fever and shortness of breath. People with chronic
illnesses, such as obstructive lung disease, may develop mold
infections in their lungs. ^Back to Top^
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| Q 10. What should people to do
if they determine they have Stachybotrys chartarum (Stachybotrys
atra) in their buildings or homes? |
A. Mold growing in homes and buildings, whether
it is Stachybotrys chartarum (Stachybotrys atra)
or other molds, indicates that there is a problem with water
or moisture. This is the first problem that needs to be addressed.
Mold can be cleaned off surfaces with a weak bleach solution.
Mold under carpets typically requires that the carpets be removed.
Once mold starts to grow in insulation or wallboard the only
way to deal with the problem is by removal and replacement.
We do not believe that one needs to take any different precautions
with Stachybotrys chartarum (Stachybotrys atra),
than with other molds. In areas where flooding has occurred,
prompt cleaning of walls and other flood-damaged items with
water mixed with chlorine bleach, diluted 10 parts water to
1 part bleach, is necessary to prevent mold growth. Never mix
bleach with ammonia. Moldy items should be discarded.
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| Q 11. I found mold growing in
my home; how do I test the mold? |
A. Contact Suncoast Inspections.com for Testing
& Sample Services.
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| Summary: In summary,
Stachybotrys chartarum (Stachybotrys atra) and other
molds may cause health symptoms that are nonspecific.
At present there is no test that proves an association
between Stachybotrys chartarum (Stachybotrys atra) and
particular health symptoms. Individuals with persistent symptoms
should see their physician. However, if Stachybotrys chartarum
(Stachybotrys atra) or other molds are found in a building,
prudent practice recommends that they be removed.
Use the simplest and most expedient method that properly
and safely removes mold. |
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- The above information was provided by The Center for Disease Control & ESA (Environmental Solutions Association).
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Questions everyone should ask before hiring a Mold Consultant
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Questions
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| Q 1. Is indoor mold a real problem or just hype? |
A. Mold spores are always present in typical indoor environments, and we are exposed to them continuously. But, because of how buildings are being built today, there is a much greater chance of encountering an excessive amount of mold in our indoor environment. The excessive growth of mold indoors is called "amplification." So, the amplification of indoor mold is the problem; and many experts think that has increased significantly in the past 25 years.
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| Q 2. What conditions promote mold growth indoors? |
| A. Mold follows moisture. It is that simple. Four of five requirements for mold growth (mold spores, oxygen, nutrients, and a suitable temperature) are present in most indoor environments. Therefore, when water is added to the indoor environment, mold can begin to grow. Since mold follows moisture, any potential mold growth would likely be confined to the affected area.
Excessive amounts of water, either liquid water or high humidity, can promote mold growth. Relative humidity refers to the amount of moisture in the air. When the relative humidity indoors remains above 65% for
extended periods, mold growth can occur.
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So what about carpet lying on a moist concrete floor slab? The amount of moisture in the indoor air (relative humidity) might be normal, while the moisture content of the carpet could be well above the amount required for mold growth. Therefore, the moisture content of the effected material (measured with a moisture meter, for example) is often critical in promoting mold growth. Make sure your consultant understands the difference between relative humidity and moisture content; and that they use a moisture meter or measuring device in their inspections.
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| Q 3. How long does it take for mold to grow on wet materials? |
| A. Immediately after water intrusion incident, the affected materials are just wet, not moldy. It takes a while for mold to start growing. Different molds grow at different rates and under different conditions of moisture and temperature. However, as a rule of thumb, it takes about two to three days for mold to start growing on wet material, like drywall. One can then expect mold to become visible in three to five days. If the wet materials are removed and discarded, and/or adequately dried in place within that initial time period, there will probably not be a mold problem. The important thing to remember is to dry out the material immediately.
This is an important point. Mold unlike asbestos, is a living organism, how quickly one responds can significantly affect overall cost of the response. An example of what can happen: An owner of a commercial building negotiated with the insurance company for 3 months before an effective response occurred. What was an initial $500,000.00 remediation became a $5,000,000.00 remediation due to the delay in responding.
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| Q 4. We all have had mold in showers and tubs. We just wipe it off with some diluted bleach. Isn't that enough? |
| A. When it's the shower that's probably all you need to do. You know why there is visible mold in the shower. But that's not what mold consultants speak of when they talk of a mold problem. Indoor mold growth occurs because there is an underlying structural, plumbing or mechanical problem that's allowing water to intrude into a building. Mold growth can be a result or an indicator of a much larger problem. Those problems will continue to degrade the structure and the indoor environment until they are identified and fixed. This is the number one reason to hire a mold consultant with a strong construction background.
It is important to remember there are no national standards that say a certain number of spores are hazardous. Removal with bleach has come under scrutiny recently. It is said this just knocks off the spores and leaves the hyphae to grow again or on the reverse side of the material. Wiping it off with a bleach and water solution is no longer acceptable in porous materials.
If you are unsure if mold exists Suncoast Inspections.com, Inc. can inspect, perform tests, find the source of the moisture and recommend a course of action. With
Suncoast Inspections.com, Inc. you get a building and mold inspector in one. ^Back to Top^
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| Q 5. Why sample wall cavities? - By Joe Spurgeon, Ph.D., CIH |
| A. There seems to be a significance divergence in views among mold investigators concerning the utility of sampling wall cavities for mold. Some think it is an indispensable tool when performing mold investigations, while other investigators will argue that this technique has little merit. So, is it even worthwhile to collect wall cavity samples? I'm one of those investigators that say "yes", and allow me to explain why by addressing the following questions:
- Why sample wall cavities?
- Which wall cavities should be sampled?
- What about the sample volume?
- What are we looking for in wall cavities?
- How should wall cavities be sampled?
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Why sample wall cavities?
There are five basic reasons that I collect wall cavity samples. The five reasons are:
- Eighty percent of the houses I am asked to investigate do not have any visible mold;
- To find old leaks, using mold as a surrogate for moisture;
- To identify sites for destructive testing, and confirm the results of the destructive testing;
- To define a scope of remediation, or assess the effectiveness of a mold restoration; and
- To assess whether or not hidden fungal reservoirs are affecting the indoor environment.
The primary reason that I use wall cavity sampling is that I am more likely to encounter hidden fungal reservoirs than visible mold growth during an investigation. Probably more than four out of five houses that I am asked to investigate do not have any visible mold, whereas probably two out of three houses have
hidden water intrusion mold. Yet, even though the mold is hidden, the client was still concerned enough to ask for an investigation. Many water intrusions that result in mold growth initially involve wall cavities and other inaccessible areas of the structure. The mold remains hidden from view, and it only becomes visible if the mold happens to grow through the drywall or other material.
The second reason is to locate areas of both current, as well as past, water intrusion. Although I am sampling for mold, mold follows moisture. Therefore, mold can be used as a surrogate for moisture. For example, suppose a homeowner states that during the last rain, a significant leak occurred in the living room window. However, if the last rain was six months ago, the wall will be dry, and a moisture meter is not going to be very useful in verifying that the leak occurred. However, if significant amounts of water did enter the wall cavity during the last rain, there is a good chance that detectable amounts of mold spores will still be present in the wall cavity under the window.
The third reason why I collect wall cavity samples is to identify the most productive sites for destructive testing; and, to confirm the results of the destructive testing. Destructive testing is relatively expensive, it disrupts the occupants living
environment, and it may be subject to false negatives. Therefore, in many mold investigations, it is used sparingly.
I recently performed a mold investigation on a house that had 118 windows, some of which leaked. Using wall cavity sampling, it was possible to identify a group of windows for destructive testing. This was accomplished at a relatively small cost, and minimized both the disruption and cost of the
destructive testing by "pre-qualifying" the test sites.
The fourth reason for sampling wall cavities is to assist the occupants in fulfilling their objectives. I may be asked to define a scope of remediation, help them obtain legal assistance, or assess the effectiveness of a recently completed mold restoration (as opposed to a mold remediation).
It's my experience that wall cavity samples are generally required to adequately accomplish each of these tasks. For example, it is not unusual to sample directly in the drying holes cut in walls and toe kicks while drying the materials in place, and to then detect significant amounts of mold spores inside those cavities. Unfortunately, those drying holes provide an open pathway between the fungal reservoirs and the breathing zones of the occupants.
Question: During a restoration, why not use simple multi-port plastic manifolds to blow dry air into the bottom of a wet wall cavity and a similar manifold to exhaust the moist, contaminated air outdoors?
The fifth reason to collect wall cavity samples is to assess whether or not hidden fungal reservoirs are affecting the indoor environment. One study has concluded that fungi contained in intact wall cavities sometimes enter the indoor air [Morey,P,Andrew,M,Ligman,B,Jarvis,J. Hidden Mold Sometimes Enters the Indoor Air. In Indoor Air 2002: Proceedings of the 9th International Conference on Indoor Air Quality and Climate, Vol. 2, H Levin, ed., Indoor Air 2002, Santa Cruz, California, 2002, pp.455-460].
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Which wall cavities should be sampled?
Although wall cavity sampling is an essential part of my consultant's "tool-box," the indiscriminate sampling of wall cavities may not be very productive. I generally confine wall cavity sampling to the following situations:
- Plumbing walls: Behind showers, toilets, sinks, laundries, wet bars.
- Base cabinets: The toe kick area under base cabinets that have been wet.
- Penetrations in perimeter walls: Windows, sky lights, sliding glass doors, cantilevered beams
- Planter boxes: Adjoining perimeter walls.
- Exterior wall: Large cracks, areas lacking drainage (covered weep screed, etc.), nonporous wall covering, sub-grade walls.
- Irrigation problems: Visible problems, high soil, poor drainage, etc.
- Restoration: Areas of inadequate remediation.
This is not an exhaustive list of potential sampling locations, but they do indicate the types of locations in which wall cavity sampling may prove useful.
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How should wall cavities be sampled?
In my opinion, a wall cavity sampling device should have the following characteristics:
- Collects both total fungal spores and culturable fungi;
- Has a high collection efficiency for fungal spores, and collection efficiency does not vary with either fungal or debris concentration;
- A clean sample probe is used for each sample;
- Has a solid sample probe that will not "crimp" inside a wall cavity;
- Has a low airflow rate to avoid the collection of heavy debris loadings, combined with a low sample volume to minimize sampling bias.
The Bi-Air cassette, which is the sampling device that I use, has all of these characteristics, because I designed it to have these characteristics.
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Summary: Wall cavity sampling is often viewed as "looking for mold." But the real objective is to identify areas that either are, or were, affected by water intrusion. The mold may simply be the "marker" for the moisture damage. I consider it to be an essential part of my consultant's "toolbox."
Other than airborne samples, it is probably the most common type of sample that our staff collects. It can be used to identify areas that are currently wet, and those that were previously wet. It can be used to pre-select areas for destructive testing, prepare a scope of remediation, and assess the effectiveness of "restored" areas. These tasks can be accomplished at a reasonable cost and without disrupting the indoor environment.
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- This article originally appeared in the November 2003 issue of HarrisMartin's COLUMNS-Mold, Vol. 3, No.1 www.harrismartin.com Reprinted with permission.
For more information contact JoeSpurgeon cih@bi-air.com
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