This document provides an agenda for a continuing education class on mold for real estate professionals. It begins with welcoming attendees and providing instructions. It then outlines how credits will be submitted and certificates of completion distributed. The agenda covers why mold information is important, what mold is, how water intrusion leads to mold, options for mold testing, air quality testing and equipment, mold remediation options, and reducing liability. It includes examples of homes that had mold issues and litigation related to mold problems.

1. P R E S E N T S

2. …and a great class!
Continuing Education Providers
are subject to audit by the State of Connecticut
Please:
Mute your cell phone
Use electronic devices judiciously
Remain in attendance until the
end of the class (or we can’t issue
your credits)
Thank you!

3. Your Credits….
Are submitted electronically to the State of Connecticut
by Tiger Real Estate School
Tiger Real Estate School will email you a
Certificate of Completion within 14 days
Please make sure we don’t land in “spam” and be sure
to save your Certificate where you can find it
There is a $25.00 fee to reissue a Certificate

4. Mold to Sold
Agenda
I. Why is information about mold important to Real Estate
Professionals?
II. What is Mold?
III. Water intrusion – control the moisture, control the mold
IV. Mold testing – the good, the bad, the ugly
V. Air quality testing and equipment
VI. Mold Remediation Options
VII. Reducing Liability

5. Does this house look familiar?
Oak Hill Road, Storrs, Ct

6. Mold and the Real Estate Transaction
Massive renovation in
2004-05
$192,000 spent on lead
paint, asbestos and
mold remediation
2007 President Hogan
and wife move into
home. She has a
sensitivity to mold
 Additional $31,371 to
eliminate mold
2008 Hogan’s vacate
move to Gurleyville Rd
Oak Hill Road, Storrs, Ct
UConn President’s House

7. Why is mold information so important?
 You are the transaction manager
 Buyers and Sellers look to you for guidance
 Expectation that you will have a basic understanding of issues
 Expectation that you will provide appropriate recommendations
and referrals to resolve issues and serve their best interests
 Expectation that you will help them understand results and
recommendations so they may make informed decisions
 Our objective today is to provide you with information
and resource materials so that you, and in turn your
clients, are better informed.

8. Why is mold information so important?
Increased public awareness of mold
Mold related litigation
Health issues
Energy efficient building practices
Changing weather patterns
Minimize your risk
Foreclosures

9. What famous person filed and
won a lawsuit because their
mansion was infested with
mold?
1. Madonna
2. Ben Affleck
3. Ed McMahon
4. Kirk Douglas

10. Connecticut has had it’s share of
high profile “sick” buildings.
Which of the following have had
mold issues?
1. McKinley School in Fairfield
2. Hinsdale Elementary in Winsted
3. 25 Sigourney Street, Hartford
4. All of the above

11. McKinley School –
Air quality problems caused by
mold/fungus
2001 Building torn down
2003 Rebuilt, Cost $23 Million
2011 Mold discovered in new building
Hinsdale School –
Air quality issues caused by mold/fungus
2011 Testing/Remediation
25 Sigourney Street –
State of CT Tax Department
2001 – present Air quality issues
Millions spent on ventilation, mold
remediation, etc.

12. Heightened Public Awareness!
Mold/Indoor Air Quality issues exploded in the early
part of 21st
century
Insurance claims skyrocketed
In 1998 there were only 129 mold related insurance
claims nationally
In 2001, there were 9,563 nationally
In 2002, there were 227,000 mold related claims filed in
Texas alone
Why???

13. The Ballard Case
Dripping Springs, Texas
Many say this case opened the flood gates to
massive mold related litigation
Melinda Ballard filed
suit against her
insurance company
because they refused
to pay for timely mold
remediation
In 2001 jury
awarded family
$32 Million
2002 – Award
reduced to $8
Million
2004 – Reduced
again confidential
($4 Million?)

14. What is Mold?
•Mold is a microscopic
organism that is found
everywhere
•Its purpose in the ecosystem
is to break down dead
materials
•Molds are types of fungi that
live on organic based
materials
Magnified Mold & Mold Spores
Source: EPA

15. Mold in the Environment
Mold is everywhere
Needs moisture &
oxygen to grow
Digests/eats whatever it
is growing on
Controlling indoor
moisture will control
mold

16. Mold in the Environment
Outdoors – plays a part in nature by breaking
down dead organic matter (fallen leaves, dead
trees)
Molds reproduce by spores invisible to naked eye
Molds begin growing indoors when spores land on
wet surfaces
Many types of molds – none of them will grow
without a wet surface or sustained high
humidity

17. Molds reproduce through spores
released in the air. How long do
mold spores remain viable?
1. 24 hours
2. 7 days
3. Many years
4. Spores have a 30 day lifecycle

18. The three most important
conditions for spore germination
and growth are:
1. Food, temperature, and oxygen
2. Temperature, moisture, and oxygen
3. Darkness, oxygen, and food
4. Food, moisture, oxygen

19. Are there Federal regulations or
standards regarding mold?
1. Yes
2. No
3. No, standards are set and
managed at the State level

20. How does mold affect our health?
Mold spores and gases (given off by mold) produce
allergens, irritants, sometimes toxic
compounds
Allergens/irritants cause allergic reaction in
sensitive individuals
Symptoms may include sneezing, runny nose,
red eyes, skin rash or more severe symptoms
Asthma may be triggered

21. How does mold affect our health?
Molds affect people differently, depending on
degree of sensitivity
Highly sensitized individuals may have severe
reactions
Mold may colonize within our body if immune
system is suppressed
A few molds may cause internal organ damage

22. How does mold effect our health?
Molds may also produce a potentially toxic
substance called mycotoxins
May be ingested, inhaled or skin contact
Health effects often include nosebleeds,
coughing up blood, nausea, vomiting, diarrhea,
fatigue, tremors
Suppress immune system and cause central
nervous system damage
Symptoms vary greatly, according to degree of sensitivity and level of toxins

23. What is a mycotoxin?
Gasses that the mold gives off during digestion
VOCs – volatile organic compounds
In healthy people, exposure must be quite high
for adverse affect
Rare occurrence
CDC states there are approximately 1.5 million
types of fungus
Only 300 are known to make people sick
That’s less than 0.0002%

24. What color is mold? What does it look like?
Mold
comes in
many
colors –
black,
white,
yellow,
green etc
How well do you see colors?

25. How well do you see colors?

26. Mold growing on a suitcase
stored in a humid basement
Mold on paneling behind
mirror above bathroom sink
Mold on drywall under leaky sink Extensive mold contamination of ceiling

27. What does mold smell like?
Some compounds
produced by mold have
strong smells
Volatile and quickly
released in air
They are known as
microbial volatile organic
compounds (mVOCs)

28. According to the CDC the most
common household mold genera are:
•Cladosporium
•Penicillium
•Alternaria
•Aspergillus
•Stachybotrys (infrequent)
Please refer to your handout
Common Household Molds

29. Section III
Water Intrusion

30. Why Is It So Destructive?
 Moisture can be the single most destructive
factor to the structural integrity of a home or
building
 Moisture can dissolve the matrix of drywall,
overwhelm the HVAC system, and lead to mold
growth, which can destroy building materials
 Moisture can encourage unhealthy conditions
within a home or building.

31. Case in Point
In 2009 a resident of an apartment in New Haven complained
to the Management Company that she has a water leak that
resulted in some mold growth
Maintenance workers do an “inspection” and determine a
wall needs to be removed in order to locate leak
Maintenance workers do not follow through

32. Case in Point
December 2009 Resident vacates apartment fearful
that the mold is a health hazard – she has a young
son
She takes photos of walls, ceiling and related mold
and starts removing personal items
There is a puddle on the floor
She hears an ominous noise
She runs into the bedroom – but she is not fast
enough

33. Case in Point
Resident eventually
pushes water logged
debris off of her and
exits apartment
She is hurt – neck,
back, head, knee
Her medical expenses
total $3152.61
The ceiling crashes
down - landing on top
of her

34. As a result…
She was awarded
$78,162.51
$75,000 pain and suffering, plus medical
expenses

35. Exterior Building
Enclosure Science

36. What is the Exterior Building
Enclosure?
Exterior perimeter wall and roof of the
structure
Separates outdoor from indoor
environments
Encompasses walls and roof, structure,
windows, doors
All penetrations through exterior walls
and roof

37. Exterior Building Enclosure Components
Roofing
Chimneys
Sheathing and House
Wraps
Brick & Stone Veneers
Wood and Composite
Siding and Trim
Hard Coat Stucco
Flashing
Windows
Doors
All Building Penetrations
 Electrical Utility
Installations
 Vent Installations
 Nails and Other
Fasteners
 Exterior Piping and
Conduits
Additional Concerns….

38. What is the Interior Building
Enclosure?
Interior perimeter walls and ceiling of the
structure
Encompasses floor, wall and ceiling
surfaces
All penetrations through interior floors,
walls and ceiling

39. Where We Want to Contain
Conditioned Air
Enclosure Penetrations
Interior Building Enclosure
Science

40. Interior Building Enclosure Concerns
Air Sealing Processes
Insulation Details
Vapor Barrier
Installation
Draft Sealing Interior
Cavities
Temperature and
Humidity Control
Wet Building Materials
Occupancy Issues
 Lost Energy = Expense
 Trapped Moisture = Mold
 IAQ = Allergies/Sickness
Additional Concerns….

41. …
Why, oh why, does
water intrude into a
building?

42. 1. Weather Conditions – Snow,
Sleet, Rain
2. Leaking Plumbing –
Appliances, Toilets, Showers,
Sinks, Tubs
3. Grading

43. 4. Deteriorated Roof/Flashings
5. Gutters/Downspouts
6. Structural Defects
7. Ductwork

44. 8. Foundation Defects
9. Improper Insulation
Installation
10. Windows

45. Top 10 Areas of Penetration
1. Basement/Crawlspace
2. Foundation/Exterior
Grounds
3. Siding/Exterior
4. Decks/Patio
5. Garage
6. Interior walls/floors
7. Kitchen
8. Bathroom
9. Attic
10. Roof

47. Moldy Myths…
Common
Misconceptions
About Mold…
Let’s dispel them,
once and for all!

48. "This isn't the toxic
mold, also known as
“black mold”…
1. The mold that most people are referring to when they use the
term "BLACK MOLD" is a mold called Stachybotrys
2. There are thousands and thousands of different molds and many
of them are black – they are not all toxic
3. Some molds will change colors and texture at different stages of
their growth
4. Some molds can be gray one day, black the next day, and green
the day after that
5. Color does not indicate toxicity

49. "This isn't mold.
It's just mildew.”
1. Mold and mildew are the same thing
2. Stachybotrys mold has the potential to be hazardous, there are
many other species of mold like Aspergillus, Penicillium,
Fusarium, and Alternaria that are very common and can be just
as unhealthy
3. Any significant amount of visible mold will likely cause elevated
levels of mold spores in the air

50. “Is it safe to clean it
myself”
1. When doing any kind of mold abatement, it is necessary to take
steps to limit exposure, no matter what type of mold it is
2. Wear gloves, coveralls, and respiratory protection
3. Mold levels can increase up to 10 to 100,000 times background
levels during mold clean up resulting in acute exposure
4. For large areas of mold it is recommended that the cleanup be
completed by individuals properly trained in the handling of
hazardous materials
5. It is also important to ensure that all impacted materials are
properly treated or removed so the mold does not return

51. "I want to make sure
that my house is free of
mold”
1. No house is completely free of mold
2. Molds are very common outside, so some mold spores
will always be present in the air indoors as well
3. When a home is tested for mold, it is checked to make
sure that the indoor mold spore levels are less than or
comparable to the outdoor spore levels

52. "I cleaned the mold with
bleach, so I have fixed
the problem”
Bleach is ineffective for a variety of reasons:
 It’s diluted and it doesn’t kill spores
 It’s around 95% water, just what mold wants
Doesn’t penetrate into materials
Bleach evaporates quickly, leaving behind water, which does penetrate and
feeds the mold
Bleach is not recommended in any standard mold remediation protocol

53. LET’S QUICKLY REVIEW…
We’ve discussed:
Why information about mold is important to Realtors
The science of mold
Building enclosure science
Why and where water is mostly likely to enter a building
We’ve debunked the most common myths about mold
Now, we’re going to examine what is probably the most
confusing area of all
Mold Testing – when, how, where, why, who!
Mold Testing
The Good
The Bad and
The Ugly!!

54. Let’s go undercover and
examine the options…

55. The Undercover House

56. B R E A KB R E A K
15 MINUTE15 MINUTE

57. 2014 – 2016
(3) Credit Continuing Education Courses
 Don’t Let Water Intrusion Sink Your Deal!
 Smart Energy Updates for Existing Homes
 Innovation in Sustainable Housing – Green Building Best Practices
This Old Connecticut House
 Minimize Your Risk, Maximize Your Earnings
 Environmental Issues – Evolution to Resolution
 What to Expect When We’re Inspecting!
 Mold to Sold!
 Residential Building Practices

58. Your Opinion Matters….
Before the end of
class, please take a
moment to complete
our evaluation form…
And now part 2 of the
undercover house…

59. The Undercover House – Part II

62. What is Relative Humidity?
 The degree of moisture in
the air relative to how
much it can hold (at a certain
temperature)
 Warm air can hold more
moisture than cold air
 50% RH means that the
air is holding half of the
moisture
 At 100% RH, the air can’t
hold any more moisture
 Condensation occurs if
the air temperature goes
down enough or the
humidity level goes up
enough
 Examples: Cold glass of
ice tea on a hot summer
day or frost on a window
pane
 Either condition is a mold
garden waiting to happen

63. Connecticut Department
of Public Health
Mold Guidance for
The Real Estate, Banking and Insurance
Communities
Please refer to your Handout

64. Connecticut Department
of Public Health
Highlights:
There are no health-based exposure level standards.
Lack of odors does not mean mold is not present.
Air sampling may not be necessary.
 Unless you need to know the extent of the
problem.
There are no state guidelines or enforcement.
3rd
party assessment is recommended.

65. Here’s what CAR
says…..
Please refer to your handout
CAR “Mold” Statement of Policy

66. CAR – “Mold” Statement of Policy
Indoor mold associated with allergic response
Individuals react differently
Parties should deal with issue responsibly
Sellers/landlords should disclose actual
knowledge
Water Stains, musty odors may indicate problem
Buyers/tenants at higher risk should inform
seller/agent

67. CAR – “Mold” Statement of Policy
Assessments and samplings for mold
contamination can be performed by
qualified industrial professionals
(hygienist, engineer, labs, home inspection
companies)

68. To Test…
Or Not to Test??
The EPA, CDC, OSHA and CT Department of Public
Health agree that it is more important to locate and fix
the source of the water problem
More important to get rid of mold than to identify it
However….

69. When Should Your Client Test For Mold?
When a person is particularly susceptible to mold because
of respiratory problems or allergies
When a person has an immuno-compromised or immuno-
suppressed system
When there is a historic record (seller disclosure/CLUE
report) of a moisture or mold problem
Post remediation – to ensure effectiveness
When Buyer specifically requests sampling/testing
When the extent of a problem needs to be defined

70. CLUE Program
Comprehensive Loss Underwriting Exchange
Data sharing insurance claims
Contains approximately 90% of claims filed
within past 5-7 years
Only the owner of a home or an insurance
company can obtain the report
Free every 12 months
https://personalreports.lexisnexis.com

71. Testing??
What are the options?
Indoor Air Quality Testing (IAQ)
Water Intrusion Inspection
Mold Inspection (what the heck is that and who does it?)
Remediation Company?
Environmental Company?
Home Inspector?
Uncle Harry?

72. Mold Sampling And Analysis
Air Sampling
Surface Sampling
 Swab sampling
 Tape sampling
Dust Sampling
Bulk sampling
Settlement Plates

73. Air Sampling
Most mold samples are collected from the air
Air is collected through a calibrated pump
Collects indoor air through an air cassette
 Indoor samples are compared to an outdoor sample
Viable and non-viable spores
 Viable sampling is rarely done
Air cassette is sent to lab for analysis
Final report should contain lab report
interpretation & recommendations

74. Air Sampling
Most mold samples are collected from the air
Air is collected through a calibrated pump
Collects indoor/outdoor air through a spore
trap
Viable and non viable spores
Spore trap is sent to lab for analysis

75. Air sampling cassette
Operates upon the principle of
inertial impaction
Through acceleration, particulate-
laden air is drawn through the
cassette onto a slide
The particles become trapped on
adhesive on the slide within the air
cassette
Cassettes are sealed before and
after sampling to protect against
contamination
Rapid results from lab

76. Air-O- Cell

77. Surface Sampling
Lift tape samples
Swab samples
Bulk samples
All these can be analyzed
to determine the genus of
any mold present and the
likelihood of active growth
Samples usually
coordinate nicely with air
samples

78. Other Sampling Techniques
Petri Settlement Plates
Generally does not give an accurate representation of conditions
ERMI Vacuum Samples
Samples only a very small area of carpet -questionable
representation of actual conditions
Viable Sampling
Rarely required – expensive, time consuming, but will identify the
mold species rather than just the genus

79. Other Methods of Moisture/Mold Detection
Moisture meters
Infrared cameras
Infrared thermometers
Mold dogs

80. What Does a Lab Report Look Like?

81. What Does a Lab Report Look Like?

82. Remediation Methods
Please see Handout
“Get The Mold Out”

83. DPH – Get The Mold Out
“Abatement” vs. “Remediation”
(Synonymous in this handout)
No home will be completely free of mold spores
Use a home inspector to track down water/moisture
concerns
 Recommend the eyeball & nose test - Sampling isn’t
always necessary
(Beware of conflicts of interest)
No standards for “acceptable levels” of mold exposure

84. DPH – Get The Mold Out
Small jobs can be handled by a homeowner
 Level I - A small isolated area less then 10 square feet
 Level II - Mid sized isolated area of 10 to 30 square feet
 Level III - Large isolated area 30 to 100 square feet
 Level IV - Extensive contamination over 100 contiguous square feet
 Level V-VI - 5-6 Involve HVAC contaminations

85. DPH – Get The Mold Out
Be sure remediators are trained and will
follow accepted remediation protocol
IICRC S-520:
Institute of Inspection, Cleaning and Restoration
Certification – 2008
(a certification and standard-setting non-profit
organization for the inspection, cleaning & restoration
industries)

86. Resources
NYC DOHMH: New York City Department of Health and Mental
Hygiene
NADCA ACR-2006: National Air Duct Cleaning Association,
Assessment, Cleaning and Restoration - sets international standards
for cleaning HVAC ducts
“Mold abatement is based upon removing the source
of the problem, preventing it from reoccurring, and
cleaning up any residue.” (page 5 of your handout.)

87. What does a remediator do?
A good remediator will
address the source of
moisture
Isolate the area being
remediated
Remove contaminated
materials
Remove all mold
Clean everything!

88. What does remediation look like?

90. What happens after remediation?
Post Remediation Testing
This is the only way to ensure
the remediation was successful
 Air sampling
 Swab samples of any residual dust
 Visual assessment of remediated area for mold

91. Control the Moisture
No remediation
will be
successful for
long if the
moisture
problems are
not corrected!
Some molds
can establish
growing
colonies in as
little as 48
hours!

92. Mold and The Home
Inspection
According to The State of Connecticut Standards
Of Practice for Home Inspectors:
Is a Home Inspector required to
identify Mold?
Is a Home Inspector required to
identify water penetration/intrusion
that may lead to Mold?

93. Limitations and
Exclusions:
The Inspector is not required to
determine the following:
“ the presence of any environmental hazards,
including, but not limited to, toxins, carcinogens,
noise, and contaminants in soil, water, and air,
with the exception of radon, asbestos, lead paint,
or lead solder”

94. Mold and The Home
Inspection
According to The State of Connecticut Standards
Of Practice for Home Inspectors:
What responsibility does the
Home Inspector have with
regard to insulation and
ventilation?

95. Insulation and
Ventilation:
(a) The inspector shall inspect the insulation and vapor
retarders in unfinished spaces; the ventilation of attics
and foundation areas; and the mechanical ventilation
systems
(b) The inspector shall describe the insulation and
vapor retarders in unfinished spaces and the absence
of insulation in unfinished spaces at conditioned
surfaces
(c) The inspector is not required to disturb insulation
or vapor retarders or determine indoor air quality

96. What is your responsibility in
the Real Estate Transaction?
As a Buyers Agent?
As a Listing Agent?
As a Broker?

97. We understand how difficult
your job is..
And how hard you work!
We also know that sitting through a 3 hour CE
class is not easy…
So, we’d like to pay a tribute to all of you…

99. When working with a Seller - look for:
Evidence of leaking pipes
Signs of moisture around kitchen appliances
Blistering paint & wallpaper
Condensation
Tiles pulling away from walls
Odors – musty smell
Unstable toilets
Visible mold on ceilings, walls, floors, carpets,
bathrooms

100. Seller Disclosure
Ask questions – have you had any water leaks?
Roofing issues, leaking pipes, appliance leaks?
What was extent of water intrusion?
How quickly was it cleaned up?
Was an insurance company involved?
Was any mold detected?
Was any testing done? Results?

101. Mold and Disclosure
Do CT Statutes mandate that a prospective
purchaser receive a mold disclosure form prior
to executing a contract?
The Seller should complete the form
Realtors should not supply any answers nor
guidance

102. Mold and Disclosure
 Realtors have obligation under Code of Ethics
and Real Estate Regulations to reveal material
facts concerning a property
 If conditions are discovered after the Seller has
completed the form, and the Seller does not wish
to amend the form, the Sellers failure to amend
does not relieve the Realtor of the obligation to
disclose material facts about the property

103. When working with a buyer…
Educate the Buyer
Review Seller disclosures with Buyer – if
necessary get further information
Have a Home Inspection
Review report with buyers
Provide fact sheets about mold or water damage
Refer buyer to EPA, CTDPH or CDC website
Make appropriate referrals to qualified/vetted
professionals

104. One Minute Break
Your Opinion Matters….
Please take a moment
to complete our
evaluation form…

105. Are you Ready?
Let’s
test
your
Mold
IQ!!

106. The most important factor influencing
mold growth indoors is:
A. Temperature
B. Light
C. Moisture or Water
D. Organic Matter

107. With respect to mold, the MOST desirable condition
in a home is when:
A. No mold is present
B. Indoor levels are similar to outdoor levels and there is
no moisture
C. Mold and moisture problems are hidden
D. Mold is visible and easy to detect

111. Mold is usually black.
True
False

112. Condensation can be a sign of
High humidity.
True
False

113. If insulation within duct work becomes
contaminated with mold, the ductwork
must be removed and replaced.
True
False

114. If I use my stove to make a
pasta dinner, could this
increase the humidity in my
home?
Yes
No

115. Resources
http://www.epa.gov/mold/moldresources.html
http://www.ct.gov/dph
https://personalreports.lexisnexis.com
http://www.cdc.gov/mold
Mold Guide
Mold Course
Indoor Air Quality Information
Remediation Guidelines

116. Questions??

117. Thank you!