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Mold Inspection, Standards of Practice - Olympian Civil Home & Building Inspectors
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Mold Inspection Standards of Practice
Table of Contents
1. Inspection Scope 2. Standards of Practice 2.1. Roof 2.2. Exterior and Grounds 2.3. Basement, Foundation, Crawlspace & Structure 2.4. Heating, Cooling and Ventilation 2.5. Plumbing 2.6. Attic, Ventilation & Insulation 2.7. Doors, Windows & Interior 3. Limitations, Exceptions & Exclusions 4. Definitions
1. Inspection Scope
1.1. A mold inspection is a non-invasive visual examination of a building to identify and report on conditions that have lead to moisture intrusion, water damage and conditions conducive to microbial growth or the actual existence of microbial growth.
If such conditions are present samplings may be taken by the mold inspector to send to a laboratory for analysis. Limited sampling may also be recommended in the absence of visible conducive conditions as a precautionary measure; such as a carpet sample, as such conditions might be concealed.
Unless otherwise agreed to the inspection will be performed on the primary structure and primary parking structure.
A mold inspection is valid for the date of such inspection and cannot predict future microbial growth.
A mold inspection is not a home (property) inspection.
A mold inspection is not a comprehensive indoor air quality inspection.
A mold inspection is limited to the visible systems and components, as described in Section 2, of the building and will reportconditions as noted above and will report any system or componentnotinspected and why - further limited to the inspection of a representative sampling of such systems and components.
2. Standards of Practice
2.1. Roof I. The inspector shall inspect from ground level or eaves: A. The roof covering. B. The gutters. C. Roof drainage. D. The vents, flashings, skylights, chimney and other roof penetrations.
II. The inspector is not required to: A. Walk on any roof surface. B. Predict the service life expectancy. C. Perform a water test 2.2. Exterior and Grounds I. The inspector shall inspect: A. The cladding, flashing and trim. B. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias and windows. C. The grading, surface drainage within 6’ of the footprint of the building footprint
II. The inspector is not required to: A. Inspect an underground drainage system.
2.3. Basement, Foundation & Crawlspace I. The inspector shall inspect: A. The foundation, basement and or crawl space including ventilation, window wells, separation of wood to soil and drainage systems.
II. The inspector is not required to: A. Operate sump pumps with inaccessible floats.
2.4. Heating, Cooling and Ventilation I. The inspector shall inspect: A. Air Handler, fan and air filter. B. Condensate pump and lines. C. Visible duct work. 2.5. Plumbing I. The inspector shall inspect: A. Main water line. B. Water supply lines. C. Waste lines and venting. D. Faucets and drains. E. Water heater. F. Fixtures such as toilets, showers and tubs (limited to operating the same but does not require filling as a part of the inspection process). 2.6. Attic, Ventilation & Insulation I. The inspector shall inspect: A. The insulation. B. The ventilation of attic spaces. C. Mechanical ventilation systems. D. Framing and sheathing.
II. The inspector is not required to: A. Enter the attic or unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion. B. To move, touch, or disturb insulation. C. To move, touch or disturb vapor retarders. D. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.
2.7. Doors, Windows & Interior I. The inspector shall inspect: A. The walls, ceilings, floors, doors and windows. B. The ventilation in the kitchen, bathrooms and laundry.
II. The inspector is not required to: A. Inspect or move any household appliances.
3. Limitations, Exceptions & Exclusions
3.1. Limitations: I. A mold inspectionis not technically exhaustive. II. A mold inspection will not identify concealed or latent defects. III These Standards of Practice apply only to homes with four or fewer dwelling units.
3.2. Exclusions:
I. The inspector is not required to: A. Report the condition of any system or component that is not readily accessible nor included in the Standards of Practice. B. Report the service life expectancy of any system or component. C. Report the size, capacity, BTU, performance, or efficiency of any component or system. D. Report or determine the cause or reason of any condition. F. Perform a geotechnical, structural, geological evaluation. G. Report compliance with codes, regulations or installation guidelines. I. Report the presence of evidence of rodents, animals, insects or wood destroying pests or organisms including fungus. J. Determine replacement or repair cost estimates. K. Inspect or report on any other environmental issue.
II. The inspector is not required to operate: A. Any system that is shut down. B. Any system that does not function properly. C. Any system that does not turn on with the use of normal operating controls. F. Any shut off valves or manual stop valves. G. Any electrical disconnect or over current protection devices.
III. The inspector is not required to: A. Move any personal items or other obstructions, such as, but not limited to: throw rugs, furniture, floor or wall coverings, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, foliage or appliances. B. Dismantle, open, or uncover any system or component. C. Enter or access any area which may, in the opinion of the inspector, to be unsafe or risk personal safety. D. Enter crawlspaces or other areas that are unsafe or not readilyaccessible. E. Do anything which, in the inspector’s, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with dogs. F. Determine the insurability of a property.
4. Definitions
4.1. Accessible: Can be approached or entered by the mold inspector safely, without difficulty, fear or danger. 4.2. Component(s): A permanently installed or attached fixture, element or part of a system. 4.3. Condition(s): The visible and conspicuous state of being of an object. 4.4. Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant. 4.5. Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances. 4.6 Invasive: To probe, dismantle or take apart a system or component. 4.7 Microbial: Microscopic organism such as mold. 4.8 Normal Operating Controls: Devices such as thermostats that would be operated by ordinary occupants which require no specialized skill or knowledge. 4.9. Readily Accessible: An item or component is readily accessible if, in the judgment of the inspector, it is capable of being safely observed without movement of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access. 4.10. Report: A written communication (possibly including digital images) of conditions seen during the inspection. 4.11 Sampling: The collection of air, swab or carpet samples for analysis. 4.12. Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc. 4.13. Inspect(ed): To visually look at readily accessiblesystems and components safely, using normal operating controls and accessing readily accessible panels and areas in accordance with these Standards of Practice. 4.14. Inspector: One who performs a inspection. 4.15. System(s): An assembly of various components to function as a whole. 4.16. Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a mold inspectionwhich would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis or other means. 4.17. Unsafe: A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.
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A black mold inspection should always be done any time that you suspect mold contamination or if you are buying a new home. Some black molds are also called toxic molds, because they release toxins that can be dangerous and even deadly if there is significant mold contamination. There is no safe level of toxic mold, and any mold should be removed from your home immediately to prevent any health problems, whether the mold is black or some other color. A black mold inspection will tell you whether your home is safe to live in, and determine whether mold contamination is present or not. The Mayo Clinic did a study some years back that showed almost all chronic sinus infections were caused by mold spores, and asthma rates have increased more than three hundred percent in just twenty years, once again caused by molds and contamination in the home.
A black mold inspection means having a qualified professional mold inspector come into your home and look for signs of mold contamination that may not be visible to the inexperienced eye. If mold is suspected or seen, then mold testing is usually done to determine exactly what type of mold you have in your home, and whether it is a toxic mold or not. Mold is responsible for a whole host of health problems, from allergies and sinus infections all the way up to hemorrhaging and death, depending on several factors. The type of mold present and the toxins these molds release is one part, but the individual exposed is another factor. Some people are more sensitive to molds than others, and anyone with a compromised immune system is in greater danger from mold. This means that babies, children, the elderly, anyone with certain diseases like HIV, and anyone who has had an organ transplant or in any way does not have a strong and healthy immune system.
One type of mold that is extremely harmful is termed black or toxic mold, and this type is called Stachybotrys chartarum. This mold can be deadly, especially in the higher risk groups, and is caused by extensive water damage and dampness that is present and remains over a period of time. This mold is insidious, and often grows in areas where it is not visible. A good hiding place for this mold is in wall cavities where leaks occur, and other damp areas where no light reaches, where the mold lurks undiscovered and causes health problems. Black mold that is toxic needs severe or chronic water damage that occurs on materials that are cellulose based, and has a very slimy appearance when seen. The problem occurs when the mold dries out and releases spores and mycotoxins into the air of your home, where they are breathed in and can cause health problems. These molds can not be cleaned with bleach and other fungal killing solutions, because even when the mold dies the spores will remain, nature's way of ensuring that the fungi can survive.
There have been cases of infant deaths where the mold toxins from Stachybotrys mold are present and are believed to have contributed to the death. Some infants in mold contaminated homes have developed hemorrhaging in their lungs which have caused death, although a positive link has not been established yet due to a lack of human studies.
A black mold inspection can find and help eliminate toxic mold contamination in your home, so that you know you and your loved ones are safe and not at risk for mold related illnesses and health problems. Stachybotrys and other toxic molds were once considered rare, but unfortunately scientists and doctors now know that almost half of the homes in the United States may have some contamination from these dangerous molds. Health problems can range from mild allergy symptoms all the way up to invasive infections and severe life threatening health problems, so it is critical to have a black mold inspection done.
Mold, both toxic and cosmetic types, as well as all other varieties, can be a serious problem if your home has contamination. A black mold inspection can help you determine if mold is present in your home. If the mold inspection reveals mold contamination, testing may be done to determine whether the mold is toxic or not. Mold contamination must be completely removed, not just cleaned, and if the contamination is severe then professional mold remediation should be done at once. No mold contamination is safe, and even the so called harmless cosmetic mold types can cause allergies and other medical problems in individuals who are sensitive or have a compromised or immature immune system.
Black Mold Test – Every Home Should Be Tested Annually
Mold is a problem that is faced by every homeowner although many might not even be aware that they have a problem. Mold is a fungus that forms when there is moisture, whether that is from a small leak or from an unventilated bathroom which accumulates lots of steam during showering. Black mold is the worst kind of mold because it can be toxic and cause serious health problems that could even result in death.
High humidity attracts mold so if you live in a tropical climate or if the humidity level in your home or office is more than 55%, then you could have a mold problem. You can control the humidity by using dehumidifiers, however the use of heating and cooling units cause fluctuations in temperature and humidity inside a home or office. It is important that you monitor the humidity to maintain a safe level.
Flooding of a basement or a building during a severe storm such as a hurricane can cause mold that will rapidly colonize and multiply at a rapid pace making it uninhabitable in a few short days. If you have regular seepage from poor landscape, clogged gutters or broken sprinklers, this can easily cause mold to form and spread. Leaking pipes under a sink, toilet or dishwasher can often go undetected for long periods of time giving the mold time to spread and wreak havoc on drywall, flooring and carpeting.
Leaky roofs can cause problems in attic areas or upper floors through the ceilings and into the wallboard causing major damage that can go undetected until it is a serious problem that will be more expensive to repair. Basements, garages or crawl spaces underneath homes or high rise buildings can be perfect places for molds to form and grow undetected because they are seldom looked at yet they can be causing serious structural damage to the property.
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Condensation around pipes, air conditioning units or any metal piping is an indication that there is a leak or if you smell a musty odor when the air conditioning unit is on, this too will indicate there is a leak and can cause molds to grow. Musty odors anywhere can indicate that there is moisture and should tell you to investigate and find the cause of the smell which more than likely is a leak. If wet or damp clothing is put in a closet or left in a washer or dryer, it can easily cause a mold to form and spread and cause a musty odor.
Bathrooms create an ideal environment for molds to grow and prosper. Because there is already excessive moisture due to constant use for showering and bathing, the tile grout presents a perfect place for mold to grow as it is porous so water is naturally trapped there along with dirt and grime and soap scum that are all favorites of mold. This in turn weakens the grout causing it to break off and allow water to easily penetrate behind the tile thereby spreading the mold.
If members of your family and/or employees who work in your office are experiencing an increase in allergy or respiratory type problems such as runny noses, watering eyes and sinus infections, it could mean that there is an increase in mold contamination in the property. It is therefore extremely important that you be vigilant about looking for mold by searching your home or business top to bottom.
Telltale signs of mold and in particular black mold include discoloration of walls, wallpaper, flooring, and furniture and other household items. Mold has a vast spectrum of colors that include white, brown, grey, green, black and sometimes purple or pink or orange. The worst black mold is called Stachybotrys and can be a black and green glistening mold that is easily recognizable as something that you don’t want to see in your home.
Now that you know what to look for, it is imperative that you safeguard your family and/or employees by performing a black mold test every year. This can be done with a home mold testing kit whereby you take samples of areas and have them analyzed for mold. If you are uncertain about doing it yourself, you can have a professional do the testing who is a certified specialist mold inspector who is knowledgeable about molds and who will be able to not only test your property, but advise you on the procedures required to remediate the mold problem and ensure that you don’t have a reoccurrence.
Bathroom Mold Causes and what to Do About It
Have you ever taken a shower and suddenly discovered to your utter disgust an unsightly black moldy growth inhabiting some of the tiles and grout on the wall next to you, or the corner of the ceiling in the bathroom? Seemingly harmless, mildew and mold can be potentially quite dangerous to your health causing everything from asthma to respiratory disorders. So what causes bathroom mold anyway, and what do you do about it you might ask? The other concern you might have is how does mold affect your health? Do find you are getting sick more often than usual recently? Do find that you are not breathing as easily as you should? Check out your bathroom, you might have mold.
Mold and mildew appears when too much humidity and moisture is in the room. Not putting on the fan or leaving the window closed when taking a bath or shower leaves little or no circulation of air, creates a lot of dampness, and therefore helps to produce the bacteria that causes mold. Plus low lighting and warm temperatures are just some of the things that start mildew – the first stage of mold. Like all bacterial cultures, it thrives on high humidity and dark places. Keeping your bathroom well lit and dry will surely help stop mold from developing.
The good news is there is plenty you can do to avoid getting mold or mildew in your bathroom. For one, always turn on your fan or keep the window open when taking baths or showers. If for some reason you don’t have a fan or window in the room, leave your bathroom door open slightly so that at least you are getting the steam out. Keeping the air conditioner or heater on will definitely help as well. Make sure that when you are done taking a shower or bath that the walls always remain dry. Use bleach to clean walls and even the ceiling to prevent mold. If you do not believe in harsh chemical solutions or bleach to remove mold, you can also use a baking soda and vinegar mixture to do the same job. Wiping the mold or mildew down with a rag will not do the trick. Always use some kind of scrubbing material like a scouring pad– something abrasive to go deeper than surface level. Even if you think you got rid of the mold by wiping the walls or ceiling down it does not mean the mold will not come back. The reason for this is because like a virus, once mildew develops it starts to eat away at the surface beneath it creating a safe haven for bacteria to grow into mold. You may also want to check both the sink and bath faucets; mold often thrives in these areas because of its moisture content. If you do indeed happen to find mold around the faucets and you cannot scrub the mold off, then unfortunately you may need to replace the whole faucet, but consult a professional beforehand just to be sure.
If you already have mold or it keeps coming back even with the fan on or the window open in your bathroom, then try using anti-mildew spray and mold remover for grouts or tiles. You may also want to consider repainting the bathroom walls and ceiling with a special antibacterial semi-gloss paint to avoid getting mold in the future.
The other important thing to keep in mind is when cleaning mildew or mold, remember to not breathe in too deeply and to always wear rubber gloves when removing it. Mold is after all a type of fungus. Like plantar warts, mold has tiny spurs that attaches to whatever it comes into contact with. Too much exposure to mildew and mold can and will affect your health if not treated or dealt with immediately. In the last ten years or so, mold exposure and its affects on humans have been proven to be one of the leading causes for so many asthma cases. People who never had allergies in their lives are suddenly having skin and respiratory disorders just out of the blue, until they discover mold growing in their bathrooms. So if you find you are getting sick more often than usual, or the next time you take a shower you may want to check more thoroughly for mildew or mold. As the expression goes, “Better safe than sorry”.
