Mold, The New Environmental Issue


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Information on Mold and its impact on real estate transactions

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Mold, The New Environmental Issue

  1. 1. MOLD “ The New Environmental Issue” ©Environmental Solutions Association, 2003
  2. 2. How Long has Mold Been a Problem? <ul><li>Mold problems have been receiving a lot of attention recently. But, mold is not such a “New Issue”. </li></ul><ul><ul><li>The “Ergot Epidemic”: Mold-induced food Poison in Europe </li></ul></ul><ul><ul><li>The “Irish Potato Famine”: Mold stricken plants </li></ul></ul><ul><ul><li>The “Bible”: Leviticus chapter 14 </li></ul></ul>
  3. 3. Leviticus Chapter 14, verses 33-57 On the seventh day the priest shall return to inspect the house. If the mildew has spread on the walls. He is to order that the contaminated stones be torn out and thrown into an unclean place outside the town. He must have all the inside walls of the house scraped and the material that is scrapped off dumped into an unclean place outside the town. Then they are to take other stones to replace these and take new clay and plaster the house. If the mildew reappears in the house after the stones have been torn out and the house scrapped and plastered the priest is to go and examine it and if the mildew has spread in the house, it is a destructive mildew: the house is unclean. It must be torn down - its stones, timbers and all the plaster - and taken out of the town to an unclean place.
  4. 4. Why Is Mold A Problem Today? <ul><li>Mold Problems have been receiving a lot of attention due to the vast amounts of sickness and lawsuits that have been created. </li></ul><ul><li>Since the 1970’s, home construction has changed. </li></ul>
  5. 5. Health Effects <ul><li>Respiratory system </li></ul><ul><li>Immune system </li></ul><ul><li>Neurological disorders </li></ul><ul><li>Nose bleeds/bleeding lungs </li></ul><ul><li>Coughing/Sneezing/Watery eyes </li></ul><ul><li>Allergic reactions/rashes </li></ul><ul><li>Death </li></ul>
  6. 6. Health Effects
  7. 7. Health Effects
  8. 8. Health Effects
  9. 9. What is Mold? <ul><li>It’s simply a fungus. </li></ul><ul><ul><li>Mushrooms, Mildew, Mold </li></ul></ul><ul><li>Main purpose is to break down dead materials. </li></ul><ul><ul><li>Such as wood and fibers (substances used in building materials) </li></ul></ul><ul><ul><li>It’s the “bio” in biodegradable </li></ul></ul>
  10. 10. <ul><li>Molds produce airborn spores and gases. </li></ul><ul><li>Molds like moisture. </li></ul><ul><li>On average molds like temperatures between 32 to 104 degrees Fahrenheit. </li></ul><ul><ul><li>Typically molds do not die above or below these temperatures, they go dormant </li></ul></ul>What is Mold?
  11. 12. What Is Mold? <ul><li>Molds are divided into 3 basic groups: </li></ul><ul><ul><li>Allergenic: Molds that can cause symptoms such as coughing, wheezing, runny nose. </li></ul></ul><ul><ul><li>Pathogenic: Molds that can cause suppressed immune systems. </li></ul></ul><ul><ul><li>Toxic: Molds that can cause serious health effects in almost everyone. </li></ul></ul><ul><ul><ul><li>These effects can be short-term irritations to even cancers. </li></ul></ul></ul>
  12. 13. Why is Mold More Prevalent in Homes Today? <ul><li>Since the 1970’s oil shortage, home construction changed dramatically. </li></ul><ul><ul><li>Heavier insulation of homes </li></ul></ul><ul><ul><li>“ Wrapping” of homes with a vapor barrier </li></ul></ul><ul><ul><li>Creation of less outside air ventilation </li></ul></ul><ul><li>Building materials </li></ul><ul><ul><li>Wood products are not kiln dried due to supplier demand </li></ul></ul><ul><ul><li>Other materials are more “platform” friendly for mold </li></ul></ul>
  13. 14. Insulation Vapor Barrier
  14. 15. <ul><li>According to the statistics from the Bureau of the Census, 35% of homes are damaged do to water or moisture. </li></ul><ul><ul><li>Water intrusion in basements </li></ul></ul><ul><ul><li>Sewer or septic breakdowns </li></ul></ul><ul><ul><li>Water supply leaks </li></ul></ul><ul><ul><li>Improperly vented fans and appliances </li></ul></ul><ul><ul><ul><li>Bathroom exhaust fans </li></ul></ul></ul><ul><ul><ul><li>Dryer exhaust </li></ul></ul></ul>Why is Mold More Prevalent in Homes Today?
  15. 16. Who is Liable? Attorney Realtor Agency Inspection Company Home Owner Home Owner Realtor Previous Owner Contractor Home Inspector Appraisal Firm Estimator
  16. 17. <ul><li>Most claims are based upon the allegation that the companies (realtor and inspection firms) should have known about the mold or possibilities of mold and did not disclose it. </li></ul><ul><li>Other claims are made when the mold is disclaimed and the inspector did not report on the water damage/entry to the buyer. </li></ul>Litigation
  17. 18. Litigation
  18. 19. Litigation
  19. 21. How Do We Protect Our Business From Litigation? <ul><li>Use of Risk Management Practices: </li></ul><ul><ul><li>Certified Inspectors </li></ul></ul><ul><ul><li>Thorough Inspections </li></ul></ul><ul><ul><li>Identification of “Red Flag” areas </li></ul></ul><ul><ul><li>Proper Testing </li></ul></ul><ul><ul><li>Documentation </li></ul></ul><ul><ul><li>Disclosure </li></ul></ul>
  20. 22. Risk Management Practices <ul><li>A Certified Mold Inspector will be able to identify “Red Flag” areas. </li></ul><ul><li>The inspector will make recommendations for mold testing. </li></ul><ul><li>The inspector will document the source of the water intrusion, and make recommendations of possible correction. </li></ul><ul><li>The inspector will have agreements or disclosure statements signed by the client. </li></ul>
  21. 23. What is a “Red Flag”? <ul><li>Visible Mold </li></ul><ul><li>Evidence of water penetration </li></ul><ul><li>Conditions that could allow water penetration </li></ul><ul><li>Smell </li></ul><ul><li>Poorly maintained HVAC </li></ul><ul><li>Improperly vented fans or appliances </li></ul>
  22. 24. Red Flag
  23. 25. Red Flag
  24. 26. Red Flag
  25. 27. Red Flag
  26. 28. Testing <ul><li>There are typically 3 types of mold testing that are performed for real-estate transactions: </li></ul><ul><li>Swab Sampling </li></ul><ul><li>Carpet Sampling </li></ul><ul><li>Air Sampling </li></ul>
  27. 29. Swab Sampling <ul><li>Swab Visible Mold </li></ul><ul><li>Used in “Red Flag” areas </li></ul><ul><li>Identifies type of molds present </li></ul><ul><li>Used in guidance as to remediation </li></ul>
  28. 30. Air Sampling <ul><li>Collection in “red flag” areas </li></ul><ul><li>Collection of indoor air sample(s) </li></ul><ul><li>Collection of a outdoor sample </li></ul><ul><li>Compare both results to identify potential problems </li></ul><ul><li>Identifies types and quantities of mold </li></ul>
  29. 31. Carpet Sampling <ul><li>Collection of samples from the carpet </li></ul><ul><li>Used when no “red flags” are seen </li></ul><ul><li>Provides historical information </li></ul><ul><li>Appropriate with air sampling </li></ul>
  30. 32. Reports <ul><li>The reports contain valuable information for the client. </li></ul><ul><ul><li>Spore counts (How much?) </li></ul></ul><ul><ul><li>Spore identification/description (What kind?) </li></ul></ul><ul><ul><li>Spore characterization (What type?) </li></ul></ul><ul><ul><ul><li>Allergic, Pathogenic, Toxic </li></ul></ul></ul><ul><ul><li>Summary (Is there an unusual mold condition?) </li></ul></ul>
  31. 33. Air Sample Report
  32. 34. Levels of Inspection Service <ul><li>There are five levels of inspection services that are offered in mold testing. These services range from a inspection that is requested in a specific client defined area, to a inspection that can produce mold remediation specifications*. </li></ul>
  33. 35. Limited Mold Sampling <ul><li>The purpose of a Limited Mold Sampling is to detect the presence of mold contamination in client defined areas of the home. This service provides a fast economical method of testing. The limitation of this service is that other sources of mold may be present in the home. </li></ul>
  34. 36. Mold Screen <ul><li>This level of inspection utilizes a visual assessment of the entire home, identifies “red flags” for mold, and will have a limited sampling of mold. If “red flags” are found, the client will be advised and offered a chance for additional sampling. This service is the most popular inspection service for real estate transactions. </li></ul>
  35. 37. Mold Survey <ul><li>The value of this service is that it identifies, determines cause and corrective measures for all mold sources discovered in the entire home. This service is mainly used once a problem has been identified and remediation specifications are needed to be produced by the Certified Industrial Hygienist. </li></ul>
  36. 38. Clearance Testing <ul><li>Clearance Testing is designed to determine the success of remediation efforts. A containment area has been established and remediation was done within that contained area. </li></ul>
  37. 39. Post-Cleaning Testing <ul><li>Post-Cleaning Testing is also used to determine the success of remediation efforts. The difference between Clearance and Post-Cleaning Testing is there is no containment in place. </li></ul>
  38. 40. Remember Disclosure Disclosure Disclosure
  39. 41. Questions