This is a recently published article a great indoor air quality expert and I wrote on investigating and litigating mold claims.

1. 20 ORANGE COUNTY TRIAL LAWYERS ASSOCIATION
Investigating and Litigating
Mold Claims
By Anthony W. Burton, Esq.,
and Brad Kovar
Mold…it’s everywhere!
Ml
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Mold: Friend or Foe?
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great distances on indoor air currents.
ungal s ores settling on et sur aces
can ger inate and gro ra idl into
colonies ic can e o ser ed in as e
as ours. s old colonies or t e
eco e isi le and continue to destro t e
sur ace t e gro on. ores ill egin to
or it in e to ten da s. e resence
o outside air is i ortant as it dilutes
t e concentration o indoor ollutants.
tructures it oor air circulation are
ore susce ti le to ungal gro t en
et conditions are resent.
Mold Exposure’s Adverse Effects on
Health
ungi contain allergens irritants and
at ogens. o rotect t e su strate or its
o n use ungi can release coto ins
to in i it or eli inate co etition
ro acteria or ot er icroorganis s.
coto ins can e resent in t e cell all
o t e ae root li e structures and
t e s ore e en i t e organis is dead.
coto ins can cause ad erse e ects at
er lo concentrations.
o on s to s o old e osure
can include dr or ater itc and or red
e es snee ing coug congestion runn
nose eadac es ras es atigue sore
t roat di cult reat ing or s ortness o
reat sinus ressure di cult slee ing
and gastrointestinal ro le s. t is co on
or indi iduals e osed to old to su er
ro ulti le co on s to s o er
an e tended eriod. i en t at t ese
symptoms are commonly experienced
at some point in most people s li es
t ese are usually not associated it any
speci c e ent including mold exposure
until an extended period o time en t e
symptoms a e persisted.
Common diagnoses due to mold
exposure include allergic r initis
ronc itis pneumonia ast ma sinusitis
allergic ronc o pulmonary aspergillosis
in asi e pulmonary aspergillosis ungal
sinusitis, urticaria, immune suppression,
cogniti e dys unction and pleural
aspergillosis. ome c ronic or se ere
H
pa
o
to
r
o
t
e
ca

2. THE GAVEL – FALL 2018 21
conditions can cause loss or diminution
o t e a ility to smell odors. ome people
are more sensiti e to mold t an ot ers.
ndi iduals it allergies, compromised
immune systems, or c ronic lung illnesses
suc as ast ma generally ill a e more
se ere reactions to mold exposure including
serious lung in ections.
arious studies a e een
commissioned o er t e past years ic
a e come to arying conclusions a out t e
causal lin s et een mold and its ad erse
ealt impact. detailed discussion a out
suc studies is not possi le gi en t e scope
o t is article. o e er, t e ollo ing lin s
are elp ul to re ie to o tain additional
in ormation a out prior studies and t e
pre ailing understanding o mold exposure
and its impact on ealt
www.epa.gov/mold/index.html.
www.ncbi.nlm.nih.gov/pubmed/19296408.
www.ncbi.nlm.nih.gov/pubmed/20557376.
www.cdc.gov/mold/hemorrhage_infants.htm
www.cdc.gov/mold/dampness_facts.htm
e Cali ornia epartment o u lic
ealt as determined t at t e presence
o ater, dampness, isi le mold, or
mold odor is un ealt y. e Cali ornia
epartment o u lic ealt also as stated
t at scientists and medical experts a e
reac ed a consensus t at t e presence o
ater, dampness, isi le mold, or mold
odor creates an increased ris o respiratory
disease or occupants, it c ildren eing
more sensiti e to suc exposure.
t oroug medical istory o t e
client s ould e o tained to determine
t e nature and extent o t e conditions,
et er t e conditions or symptoms are
consistent it ungal exposure, et er
t e medical conditions are li ely to e
permanent e.g., ast ma , and et er t e
client ad any preexisting conditions ic
increased t eir suscepti ility to ungal
exposure. etermining et er t ere are
ot er occupants o t e structure it similar
conditions e.g., amily mem ers, neig ors
may re eal a systemic issue t at is not
isolated to a single residential unit. re uest
to t e landlord or property manager s ould
e made to preser e any e idence t ey a e
o communications, maintenance re uests,
and repairs per ormed at t e property.
Investigation of Potential Mold Exposure
s in any in estigation, conducting a
isual inspection and recording eld data
moisture, temperature, and umidity is
ital and may e t e only t ing re uired.
o e er, i sampling ecomes necessary,
t e representati e data o tained during t e
isual inspection is extremely important as
it is closely lin ed to t e sampling design,
ic in ol es consideration o t e scale and
re uency at ic samples are collected.
ig issue in today s old is old
milieu is in estigator uali cations. ile
etting testi ying experts is ery important,
counsel s ould ta e special note t at many
eld in estigators do not collect e idence
samples correctly or, orse, collect t em
it an intentional ias. ias in sampling
can exert a pro ound in uence on test
results. t is not unusual to encounter
in estigations t at ere conducted it
inappropriate met odology, sloppy
tec ni ue, or intentional misconduct. our
ell etted expert can e pre ented rom
testi ying i s e relies upon ot ers or
and t at or as improperly done.
ic rings us to t e su ect o t e
in estigator s uali cations.
e in estigator s ould a e training,
no ledge, and eld experience in t e
assessment o ungi and ater damage
in uildings and personal property,
and an understanding o t e orces t at
in uence t e distri ution o ungi spores.
n addition, t e in estigator s ould a e
training, no ledge, and eld experience
in t e sampling met ods, principles, and
la oratory analytical procedures to e
employed. urt er, t e in estigator ad
etter understand t e uanti cation met ods
used y t e la oratory and e prepared to
accurately interpret t e la oratory report
during deposition and, i necessary, in court.
n addition, in estigators must e a le to
intelligently and persuasi ely communicate
t e undamental principles o mold
remediation.
e are one o t e est ays to
impugn a testi ying expert or discredit an
in estigator is to expose t eir lac o a
related academic degree or o a idely
recogni ed certi cation or accreditation.
it a multitude o mold certi cation
organi ations o ering t o or t ree day
get ric uic courses, it s ery easy
to ecome a so called old xpert
or Certi ed old Consultant in less
time t an a ee end cruise to exico
enerally spea ing, t ere are only t o
uality, idely recogni ed certi ying
organi ations related to mold in t e
industry merican oard o ndustrial
ygiene ic administers t e
Certi ed ndustrial ygienist C
credential and t e merican Council
or ccredited Certi cation C C
ic administers se eral mold related
credentials, many o ic are accredited
y t e Council o ngineering and
cienti c pecialty oards C , ic
re uires eri a le eld experience.
n addition, a ing some no ledge
o uilding construction ill certainly elp
t e isual inspection. nderstanding t e
p ysics o uilding layout and air mo ement
ill elp steer t e inspection to ard speci c
areas ere properly per ormed sampling
can con rm or discount ungal gro t and
or aerosoli ed ungal spores.
ollo ing proper in estigati e
procedures ill elp ensure ital e idence
is not lost or red ags o er loo ed en
processing and analy ing a mold damage
claim. e in estigator s ould arri e
on site it clear, speci c purpose and
o ecti es. e in estigation s ould egin
it in ormation gat ering and occupant
inter ie s. e collection o rele ant
data, including t e statements o uilding
occupants and ot er o ser ers, is a asic
re uirement o mold in estigations.
uilding occupants can pro ide a plet ora o
in ormation t at ill supplement t e sample
e idence and in estigator s o ser ations.
e inspection o t e uilding interior
s ould include all potentially a ected areas,

3. 22 ORANGE COUNTY TRIAL LAWYERS ASSOCIATION
it emp asis on any isi le ungi staining,
ater staining damage, and ele ated
moisture. ere rele ant, t e inspection
may extend to personal property and
contents. e in estigator s ould document
all conditions and red ags t at may a e
resulted rom or may a e contri uted to
suspect mold gro t or mold related ealt
issues, suc as ele ated sur ace moisture
and relati e umidity, isi le o ser ations
o suspected ungi gro t , musty odors,
and ater staining and damage.
amples are collected to ans er
uestions. e uestions t at need to e
ans ered are determined y t e in ormation
gat ered at t e scene and t e inter ie s it
t e participants. ere are t o asic types o
samples t at need to e collected t ose t at
c aracteri e t e en ironment and t ose t at
don t. ampling recently cleaned sur aces
is a aste o time and udget. Collecting
samples ic actually represent t e
exposure ill ensure a success ul sampling
plan. andom samples are useless except as
ac ground data point o exposure is all
t at matters. n t e case o occupant ealt
complaints, t e most important samples are
samples o settled particles on sur aces in t e
micro en ironments it ic t e a ected
indi idual interacts. e data collected
t roug sampling, i collected and analy ed
properly, ill spea or itsel and ring
enormous in ormation to t e in estigation.
udget is al ays a actor in sampling
strategies. Con dence le els in t e outcome
o t e in estigation are lin ed to appropriate
sampling strategies. n en ironmental
sampling plan cannot disassociate t e
en ironment, sampling, and analytical
ariances rom t e cost o t e pro ect. o,
in estigators need to care ully c oose t e
correct test or t e desired result. en it
sampling limitations, it remains t e single
most critical part o assessing en ironmental
uality, c aracteri ing t e exposure, or
accessing potential mold damage.
en de eloping a sampling strategy,
eep in mind t at sampling sur aces
presents se eral pro lems including t e
pro lem o collection e ciency rom t e
sur ace and t e pro lem o reco ering
or analysis t e particles rom t e agent
used or collection. ter consulting it
your la oratory, t e in estigator s ould
re uest t e type o analysis ic meets t e
o ecti es o t e in estigation. nstructions
s ould accompany la oratory samples t at
descri e t e o ecti e o t e in estigation
and recommend a speci c test or tests
appropriate to t at o ecti e.
e in estigator s ould create
a permanent, documented record o
o ser ations to re res recollections and
to support t e in estigator s opinions
and conclusions. ese s ould include
supporti e p otograp ic documentation.
ile p otograp ic e idence may or may
not e admissi le in court, it s al ays a
good idea or an in estigator to collect
p otograp ic e idence o ey o ser ations
as a means to preser e an accurate isual
record o t e scene and t e e idence prior
to distur ing t e scene. is ritten report
s ould e assem led y t e in estigator
and not t e analytical la oratory. ile t e
la oratory may e t e eyes into t e orld at
t e le el o t e microscopic e idence, t ey
are ar remo ed rom t e actual su ect site
ere e idence is o ser ed and collected.
ell ritten in estigator s report
s ould contain some or all o t e ollo ing
elements
Introduction etails o t e
assignment, including t e assignment
date, t e identity o t e party ma ing
t e assignment, name and address o t e
su ect property, and t e purpose o t e
in estigation.
Background ele ant details o
t e property and o ner s as ell as any
contri uting actors.
Sampling Methodology ampling
met od employed in collecting samples.
nclude standards or pu lis ed materials to
support t e sampling process or tec ni ue
used.
Methodology nclude a description
o t e la oratory procedure s used in
analy ing t e samples. xplain t e asis or
any conclusion s and t e rele ance o any
la oratory results to t e case at and.
Visual Observations &
Measurements ecord and summari e
rele ant o ser ations and analytical data
e.g., temperature, relati e umidity,
moisture content, etc. collected in t e
course o t e in estigation.
Analytical & Assessment Findings
etail t e in estigati e and la oratory
ndings, t eir ases, and rele ance to t e
in estigation.
Discussion Points escri e any
con icting opinions relating to t e
in estigation. resent reasoning or data t at
elps to support t e ndings.
Summary is s ould e a rie
statement o t e uestion o ecti e and t e
in estigator s ndings. a or supporting
points may e stated.
Conclusions & Recommendations
Conclusions reac ed and su se uent
recommendations s ould e ased on
esta lis ed industry guidelines and est
practices. n t e eld o ater damage
and mold remediation, t e nstitute o
nspection, Cleaning and estoration
Certi cation C C ro essional
tandard or ater amage estoration
and t e C C ro essional tandard
or old emediation are t e resources to
e re erenced.
Appendices ele ant p otograp s,
la analyses, and ot er reports and
documentation s ould e attac ed to t e
report and listed on an ppendix co er
s eet preceding t e section.
n estigators must allo or alternati e
explanations, ut not permit t at possi ility
to pre ent t em rom putting or ard t e
est scenario to t t e acts. e acts are t e
properly collected samples and t e recorded
data and o ser ations. Consultants are t e
nder o acts and must e ait ul to t e
acts.
t s ould e noted ere t at no
destruction o e idence s ould occur
a sent ad ance notice to potentially lia le
parties and pro iding t em an opportunity
to conduct t eir o n in estigation and,
i desired, testing o t e in ected areas.

4. THE GAVEL – FALL 2018 23
ailure to do so may result in an ad erse
spoliation instruction.
Notice to Property Owner & Their
Agents
otice o potential ungal exposure
particularly ell document conditions
s ould e pro ided to t e property o ner s
and t eir agents as soon as possi le. ile
a landlord as an o ligation to maintain
residential property in a a ita le condition
discussed more elo , t is duty is limited
en a tenant no s or s ould no a out
a a ita le condition and ails to noti y t e
landlord a out t e condition. andlords
are only lia le or conditions o ic t ey
a e actual or constructi e no ledge.
andlords and t eir agents s ould endea or
to remain a aila le to tenants ot t roug
er al and ritten communications
including text messages and email so t at
i any issues arise t ey can e noti ed and
promptly address t em e ore t ey ecome
more signi cant pro lems.
enants s ould re uest insurance
in ormation or re uest t at t e landlord
su mit t e matter to t eir insurance carrier.
t is ery common or in uries and damages
caused rom mold or ungus to e excluded
rom an insurance policy and courts a e
re uently interpreted suc exclusions to e
unam iguous. o t e extent t ere is co erage
or a loss caused y ungus or mold, policy
su limits are re uently encountered or
suc losses. o t e extent insurance co erage
is not applica le, ic may orry some
practitioners, t e parties s ould e mind ul
o t e act t at t e property carries a alue
and t ere may e enoug e uity to co er
losses sustained y a tenant rom ungal
exposure. ome large apartment complexes
may carry a su stantially ig dollar alue
insurance exclusion ic , in and o itsel ,
s ould not al ays act as a deterrent to
ringing claims ased upon ungal exposure.
Litigating Mold Cases
Potential Causes of Action
Commonly a aila le causes o action
en mold exposure as caused in uries
to property or indi iduals include reac
o contract, reac o t e arranty o
a ita ility, reac o t e co enant o
uiet en oyment, constructi e e iction,
negligence, negligence per se, nuisance,
retaliation in circumstances en a tenant
is e icted or complaints o t e conditions
or or reporting t e landlord to local
go ernment agencies , ailure to return
security deposit or properly account or
amounts c arged against t e deposit i
applica le , raud misrepresentation a out
t e condition o t e property, and rescission
o any applica le agreement.
reac o contract causes o action
are commonly com ined it a reac
o t e arranty o a ita ility in t ese
circumstances. Many leases include
pre ailing party attorney ees ic can
pro ide an incenti e or eit er party in
an action to try and resol e t e action

5. 24 ORANGE COUNTY TRIAL LAWYERS ASSOCIATION
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Continued on page 26
early et er due to concerns a out legal
exposure or a out a ing to pay attorney
ees i t e action is unsuccess ul. o t e
extent t ere are any exculpatory clauses
i.e., clauses t at see to limit lia ility in
t e lease agreements, t ey ill e closely
examined and strictly construed against t e
party see ing to limit its lia ility generally
t e landlord o dra ts or prepares t e
lease agreement).
e reac o t e arranty o
a ita ility is a allmar o mold actions.
andlords a e an o ligation under
Cali ornia Ci il Code sections to
. to eep a residential uilding
t or uman occupation including
pro iding e ecti e aterproo ng and
eat er protection o roo and exterior
alls maintaining all plum ing and
eating appliances in good or ing order
maintaining a ater supply connected to a
se age disposal system under applica le
la and eeping all areas under control o
t e landlord clean, sanitary and ree rom
de ris, lt , ru is , gar age, rodents and
ermin. idence o ailure to inspect t e
premises, inade uate maintenance o t e
premises, or inadequate/cosmetic repairs
are all indicati e o a ailure to ul ll t e
landlord s o ligations under t e arranty o
a ita ility.
andlords a e a nondelega le duty to
eep and maintain t eir premises in a sa e
and a ita le condition, so t e presence o
t ird parties o are ired or tas ed it
andling t e landlord s responsi ilities ill
present no de ense or t e landlord ot er
t an a potential rig t to see contractual or
equita le contri ution/indemnity rom t e
t ird party. e most common t ird parties
you ill nd ere are property managers
and maintenance companies ired y t e
landlord to andle day to day matters at
t e property suc as tenant maintenance
requests, collecting rent, and re-letting units
to ne tenants. it larger properties t is
is common, as a property o ner is required
to a e an on-site manager or ot er
responsi le person en an apartment
complex as sixteen ) or more units.
t s ould e noted t at some causes
o action are una aila le in commercial
tenancies as t ere is no statutory or implied
arranty o a ita ility in commercial
tenancies. e parties in a commercial
tenancy situation may agree to include a
arranty o a ita ility in t eir lease or
ot er contractual agreement ut t is is ery
rare. t is common in nearly all instances
ere t e arranty o a ita ility is
re erenced in a commercial lease agreement
to do so in order to clari y t at suc a
arranty is expressly ai ed.
not er potential area o lia ility
stemming rom mold exposure includes
de elopers, uilders, general contractors,
su contractors, and suppliers under
a construction de ect cause o action.
Construction de ects can cause suc
pro essionals in ol ed in t e uilding o
t e property and resulting de ects causing
ungal gro t ) to e su ect to strict lia ility

6. 26 ORANGE COUNTY TRIAL LAWYERS ASSOCIATION
pro ided t e de ect is disco ered and suit is
commenced it in t e applica le statutory
time rames. n expert s ould inspect t e
property to determine et er any party
in ol ed in t e construction o t e property
departed rom industry standards, did not
comply it applica le uilding codes,
utili ed de ecti e materials, or installed t e
materials improperly. a suits predicated
upon de eloper or contractor lia ility or
construction de ects may e su ect to
mandatory prelitigation procedures
under t e ig t to epair ct Ci . Code,
- . ) so it s ould e e aluated et er
t ose procedures are applica le e ore
commencing a construction de ect cause o
action or t e complaint could e su ect to
demurrer.
ne ot er area t at is ort
considering is rst party insurance ad
ait . e typical insurance exclusions
or ungal gro t rarely apply to property
damage caused y ater intrusion. an
insurance carrier ecomes in ol ed in
t e repair o property, t ey a e to ire
pro essionals o are capa le o repairing
t e property. an insurance carrier decides
t at it is est to ire a pro essional o
can conduct t e or quic er and at a
reduced expense, t ere is t e potential
t at t e or ill not e per ormed in a
manner t at completely a ates t e pro lem.
t e insurance carrier tries to cut corners
to sa e on costs, t is may only mas t e
pro lem or t e un no ing insured o
trusts t eir insurance carrier to per orm t e
o rig t. or an example o t e extensi e
damages and losses t at can occur in suc
circumstances, t e riters ill e appy to
pro ide a case study upon request.
is list is not ex austi e and t e
particular circumstances o eac matter
s ould e re ie ed to e aluate et er
ot er potential causes o action could e
asserted and ic t ird parties s ould e
named in any potential action.
Discovery
isco ery s ould e aimed at
exploring t e particular elements o any
causes o action t at a e een asserted
or any ia le de enses. e areas o ocus
in mold litigation ill e t ose t at assist
in esta lis ing t e istory o t e tenancy,
istory o any maintenance requests or t e
particular property, any pre ious mold issues
in t e property, istory o ater intrusion
e ents, istory o repairs to t e property,
no ledge o t e landlord including any
no ledge imputed t roug on-site agents),
medical causation o any in uries property
and personal damage), and t e conditions
o t e property at rele ant time periods
ocusing on t e time period en exposure
is elie ed to a e occurred).
ny disco ery in ol ing indoor
air quality pro essionals s ould ocus
on experience le el, ac ground, any
standard operating procedures, and
et er suc procedures are consistent
it accepted industry standards. ccepted
industry standards or indoor air quality
in estigations can e ound in t e merican
ndustrial ygiene ssociation )
pu lication ecognition, aluation, and
Control o ndoor Mold re ant et al.
)) commonly re erred to as t e reen
oo . is pu lication as a ealt o
elp ul in ormation prepared y many
industry pro essionals and is requently
re erred to as a enc mar against ic
in estigations s ould e e aluated. nce
disco ery as een conducted in t e areas
descri ed erein, t e party can consult it
t eir experts regarding t e conditions o t e
property and any claimed medical injuries
to e aluate potential lia ility and damages.
Expert Witnesses
rom an en ironmental standpoint,
you may already a e an expert o is
capa le o testi ying a out t e conditions o
t e property. e indi idual o inspected
t e property initially may e a le and
illing to pro ide expert testimony a out
t eir ndings en t e initial inspection s)
occurred. ome experts may pre er to
a oid andling ot t e initial inspection s)
and andling t e expert or to eed out
any potential claims o ias. is s ould
e discussed it t e indoor air quality
in estigator at t e outset to determine i
t ey are illing to act as an expert or i
t ere is a mutual agreement t at anot er
expert s ould e ired to andle t e ot er
aspects o litigation.
rom a medical standpoint en
e aluating injuries, a p ysician it a
general ac ground may or rom t e
outset, particularly i t ey a e any training
or experience as an allergist or occupational
and en ironmental ealt p ysician.
rom t ere, you can determine it t e
assistance o t e p ysician et er any
particularly specialist s ould e roug t in
suc as a medical toxicologist or someone
it a specialty diagnosing and treating
pulmonary and respiratory injuries.
iagnostic tests s ould include s in pric
and ot er appropriate testing or allergies,
lood tests to determine anti odies to mold,
pulmonary unction tests and scans o t e
lungs and sinus ca ities. Medical experts
s ould see to rule out potential causes
ot er t an ungal exposure and per orm
all tests necessary to ma e t e appropriate
diagnosis so t at t eir opinion is not su ject
to c allenge at t e time o trial.
e ollo ing cases are instructi e
on scenarios ere expert testimony can
e excluded in ungal exposure cases
Geffcken v. D’Andrea ) Cal. pp.
t Dee v. PCS Prop. Mgmt.
) Cal. pp. t .
Anthony Burton is a senior litigation at-
torney for The Myers Law Group. He can
be reached at anthony@themyerslg.com.
Brad Kovar is the founder, President
and CEO of Safeguard EnviroGroup, in
Southern California. Brad can be reached
at info@safeguardenviro.com