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Moisture Control is the Key to Mold Control ------------------------------------------------------------------------ INTRODUCTION Mold testing is not a part of a Home Inspection. It is a separate testing service which we offer at the time of the inspection for an additional cost. We have training and certification as a "Level One Mold Assessor" by the American Society of Professional Real Estate Inspectors, #5070. We only test and report within the training we received. First offering is a Mold Glossary which will help in the study of this portion of the home inspection. Like the home inspection, the testing is not technically exhaustive, in other words, we are not experts in the field, but the first level of general information about the indoor air quality with regard to air borne mold. For the full picture a hygienist must be called in for professional exhaustive testing. Basically there are two ways we collect mold spores for the lab to analyze. First, is a general mold in air collection technique. The Air-O-Cell collection cassettes powered with a Zycron IAQ pump will draw in room air and deposit it on a glass slide to be studied by a lab technician. This tells us what is floating around in the breathable indoor air. We take a second sample out doors as a control, so as to identify what is in the air and what is coming from sources inside the house. Second, is a direct Bacterial swab wipe of visible mold. When mold is visible on a surface, it's best to take a direct sample of the mold so it can be identified on the Air-O-Cell report which tells the overall population that will be disclosed with regard to the mold in air. This gives a good overall picture of what is in the breathable air in your home and how much of it is the observable mold and what is in the air which is out doors and is naturally accruing Concern about indoor exposure to mold has been increasing as the public becomes aware that exposure to mold can cause a variety of health effects and symptoms, including allergic reactions. This document should serve as a reference for potential mold and moisture identification. Using this document, individuals with little or no experience with mold remediation should be able to make a reasonable judgment as to whether the situation can be handled in-house. It will help those in charge of maintenance to evaluate an in-house remediation plan or a remediation plan submitted by an outside contractor.1 Contractors and other professionals who respond to mold and moisture situations in commercial buildings and schools may also want to refer to these guidelines. Why Test for Mold Medical studies have found that mold is the #1 cause of allergic symptoms. The toxic black mold Stachybotrys found in home, office and school environments has been linked to fatal pulmonary disorders.   Molds can be found almost anywhere; they can grow on virtually any organic substance, as long as moisture and oxygen are present. There are molds that can grow on wood, paper, carpet, foods, and insulation. When excessive moisture accumulates in buildings or on building materials, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed. It is impossible to eliminate all mold and mold spores in the indoor environment. However, mold growth can be controlled indoors by controlling moisture indoors. Molds reproduce by making spores that usually cannot be seen without magnification. Mold spores waft through the indoor and outdoor air continually. When mold spores land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. Molds gradually destroy the things they grow on. q Prevent damage to building materials and furnishings, save money, and avoid potential health risks by controlling moisture and eliminating mold growth. Many types of molds exist. All molds have the potential to cause health effects. Molds can produce allergens that can trigger allergic reactions or even asthma attacks in people allergic to mold. Others are known to produce potent toxins and/or irritants. Potential health concerns are an important reason to prevent mold growth and to remediate/clean up any existing indoor mold growth. White mold above was found after a mold in air sample got the investigation for the cause started. The mold was found in the attic above a bathroom which did not have an aghast fan installed. Above is the professional equipment we use to perform the mold testing. We utilize Air-O-Cell collection cassettes, a Zycron IAQ pump and a Dwyer, Bubble tube calibration device, used as our calibration standard. This is a proven and highly effective IAQ (indoor Air Quality) collection device and method. This is a professional system, quality and accuracy, not available in any retail situation. Air-O-Cell spore identification list. Alternaria,Aureobasidium, Bipolaris / Drechslera Group, Botrytis, Cercospora, Chaetomium,Cladosporium, Coprinus, Curvularia,Epicoccum, Fusarium, Ganoderma, Geotrichum, Hyphae, Nigrospora, Other Ascopores, Other Basidiospores, Penicillium / Aspergillus Group, Pithomyces, Rhizopus / Mucor, Rhodotorula, Rusts, Smuts, Periconia, Myxomycetes, Stachybotrys, Stemphyllium, Tetraploa, Torula, Trichiderma, Ulocladium, Unid. Hyphomycetes, Brown Round Unknowns, Miscellaneous To the left is a large colony of Stachybotrys, being collected at the site of the visible mold on a wall, using a Remel, Bacti-Swab. This sample measured 94 Units (Spores/m3) of Stachybotrys. Analysis by Pro-Lab Inc., Weston, FL. For specific information about your test results, phone Pete Salmo at Pro-Lab: 800/ 427-0550 or call your local health department. The EPA has good information on their web site also. Stachybotrys may produce a Mycotoxin which is poisioius by inhalation. Bacti-Swab: A Collection and transport device. Modified Stuart's Medium with rayon-tipped, plastic shaft swab in cap with translucent plastic tube. After the visual evidence is wiped with the swab, the swab and cap are inserted back in the transport tube and the glass ampule is snapped, soaking the swab with the Modified Stuart's Medium. Then the chain of custody paperwork and the kit are sent to Professional Laboratories, Inc. for analysis. Since mold requires water to grow, it is important to prevent moisture problems in buildings. Moisture problems can have many causes, including uncontrolled humidity. Some moisture problems in buildings have been linked to changes in building construction practices during the 1970s, 80s, and 90s. Some of these changes have resulted in buildings that are tightly sealed, but may lack adequate ventilation, potentially leading to moisture buildup. Building materials, such as drywall, may not allow moisture to escape easily. Moisture problems may also include roof leaks, landscaping or gutters that direct water into or under the building, and unvented combustion appliances. Delayed maintenance or insufficient maintenance are also associated with moisture problems in schools and large buildings. Moisture problems in portable classrooms and other temporary structures have frequently been associated with mold problems. The mold to the left was caused by a bathroom below the attic space which did not have an exhaust fan installed. The moisture caused by the shower gave the mold the moisture it needed to grow. When mold growth occurs in buildings, adverse health problems may be reported by some building occupants, particularly those with allergies or respiratory problems. Remediators should avoid exposing themselves and others to mold-laden dusts as they conduct their cleanup activities. Caution should be used to prevent mold and mold spores from being dispersed throughout the air where they can be inhaled by building occupants. The image to the right is from an otherwise perfect, well-maintained $ million house. During the home inspection I placed my camera into a heating duct and took this picture. The point is that mold often grows in non-visible, hard to get to places, and yet can affect the air quality of the entire house, as in this example showing mold growing on the return air duc of the heating systemt. After sampling it was determined that this particular mold was in the penicillium/aspergillis family, a very common mold, easily removed. While not as toxic as some molds, it has the potential to cause respiratory problems. An informative Internet site to visit is Doctor Fungus. _________________ HOW TO CLEAN-UP THE MOLD: - If you choose to use outside contractors or professionals, make sure they have experience cleaning up mold, check their references, and have them follow the recommendations presented in this document, the guidelines of the American Conference of Government Industrial Hygienists (ACGIH) (see Resources List), and/or guidelines from other professional organizations. _________________ Mold testing is an additional test and not part of the home inspection. There are three different types of sampling methods, depending on your application needs. 1. Taking a sample from a visual growth area. 2. Taking a ten minute grab sample of the HVAC system. 3. Taking an air sample using Air-O-Cell technique. The most commonly requested test we take is a Air-O-Cell sample (air borne contaminants) This test requires 10 minutes to complete. Note: All sampling methodologies are subject to the occurrence of false negatives and false positive results. Cost: Invisible Mold in air, 1 inside and 1 outside, (Air-O-Cell cassettes) $250. Additional Air-O-Cell tests in different locations, at the time of inspection, $80 each. (Bacti-Swab) test of visible mold $80 each (Above pricing represents testing conducted at the same time as a home inspection. Mold testing as a stand alone test, add $100 per hour for site visit.) Return to Home Page © copyright 2002 R. E. Drennan Home Inspection