My Home Has Mold! Now What?

Posted on January 21, 2014 by fdolski

ImageThere are many concerns when buying, selling  or just owning a home. So what do you do if your home has mold?   What can you do to prevent mold from occuring and how is mold remediated?
The Environmental Protection Agent (EPA) has a very brief guide on the topic of mold.. According to thr EPA, Molds produce tiny spores to reproduce. 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. There are molds that can grow on wood, paper, carpet, and foods. When excessive moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or un-addressed. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture.
Mold is typically noticed during a home inspection or after a flood or water penetration into a home. It could be causes by penetration of outdoor water, a leaky faucet, a heater condensate line and more.  The key is if you see water in a basement or penetrating a roof or wall, especially in warmer wether, fix the root cause and remove the water as quickly as possible!
Wikopedia has some very good tips and a process if mold is found in your home.Assessment

The first step in an assessment is to determine if mold is present. This is done by visually examining the premises. If mold is growing and visible this helps determine the level of remediation that is necessary. If mold is actively growing and is visibly confirmed, sampling for specific species of mold is unnecessary.

These methods, considered non-intrusive, only detect visible and odor-causing molds. Sometimes more intrusive methods are needed to assess the level of mold contamination. This would include moving furniture, lifting and/or removing carpets, checking behind wallpaper or paneling, checking in ventilation duct work, opening and exposing wall cavities, etc.

Careful detailed visual inspection and recognition of moldy odors should be used to find problems needing correction. Efforts should focus on areas where there are signs of liquid moisture or water vapor (humidity) or where moisture problems are suspected. The investigation goals should be to locate indoor mold growth to determine how to correct the moisture problem and remove contamination safely and effectively.

Sampling

In general the EPA does not recommend sampling unless an occupant of the space is symptomatic. When sampling is necessary it should be performed by a trained professional who has specific experience in designing mold-sampling protocols, sampling methods, and the interpretation of findings. Sampling should only be conducted to answer a pertinent question: examples “what is the spore concentration in the air”, or “is a particular species of fungi present in the building.” The following additional question should be asked before sampling: “what action can or should a person take upon obtaining data.”

The sampling and analysis should follow the recommendations of Occupational Safety and Health Administration (OSHA), National Institute for Occupational Safety and Health (NIOSH), Environmental Protection Agency (EPA), and the American Industrial Hygiene Association (AIHA). Most importantly, when a sample is taken the proper chain of custody should be adhered to. The AIHA offers lists of accredited laboratories that submit to required quarterly proficiency testing.

Three types of sampling include but are not limited to::

  • Air sampling: the most common form of sampling to assess the level of mold. Sampling of the inside and outdoor air is conducted and the results to the level of mold spores inside the premises and outside are compared. Often, air sampling will provide positive identification of the existence of non-visible mold.
  • Surface samples: sampling the amount of mold spores deposited on indoor surfaces (tape, and dust samples)
  • Bulk samples: the removal of materials from the contaminated area to identify and determine the concentration of mold in the sample.

When sampling is conducted, all three types are recommended by the AIHA, as each sample method alone has specific limitations. For example, air samples will not provide proof of a hidden source of mold. Nor would a tape sample provide the level of contamination in the air.

Though it may not be recommended, air sampling following mold remediation is usually the best way to ascertain efficacy of remediation, when conducted by a qualified third party.

Remediation

The first step in solving an indoor mold problem is stopping the source of moisture. Next is to remove the mold growth. Common remedies for small occurrences of mold include:

  • Sunlight
  • Ventilation
  • Wall insulation/Dry Wall
  • Non-porous building materials
  • Household cleansers
  • Dehumidifiers

There are many ways to prevent mold growth; see heating, ventilating, improved insulation and air conditioning, and dry fog. New technology allows some mold remediation companies to fill a room with a dry fog that kills mold and stops its growth. This fog uses a chemical that is EPA approved and does not harm or damage the physical well being of persons or animals. There are also cleaning companies that specialize in fabric restoration – a process by which mold and mold spores are removed from clothing to eliminate odor and prevent further mold growth and damage to the garments. Improper methods for cleaning mold include exposure to high heat, dry air, sunlight (particularly UV light), ozone, and application of fungicides. These methods may render the mold non-viable, however, the mold and its by-products can still elicit negative health effects. As noted in following sections, the only proper way to clean mold is to use detergent solutions that physically remove mold. Many commercially available detergents marketed for mold clean-up also include an anti-fungal agent. Significant mold growth may require professional mold remediation to remove the affected building materials and eradicate the source of excess moisture. In extreme cases of mold growth in buildings, it may be more cost-effective to condemn the building rather than clean the mold to safe levels. The goal of remediation is to remove or clean contaminated materials in a way that prevents the emission of fungi and dust contaminated with fungi from leaving a work area and entering an occupied or non-abatement area, while protecting the health of workers performing the abatement.
As an Associate Broker and Realtor for Coldwell Banker Hearthside Realtors, servicing buyers and sellers in the Bucks, Montgomery, and Chester Counties, I need to understand the significance of mold as a material defect and the potential hazards that may arise in some home inspections.  I would recommend experts to evauate these situations as they are professionals in this area. The same holds true for remediation if necessary. Frank Dolski   MBA, ABR, e-PRO Associate Broker Certified Relocation Specialist Previews Luxury Home Specialist Coldwell Banker Hearthside Realtors Ranked #1 In The State of PA in 2012 For Affiliated Coldwell Banker International Realtors 2012 Coldwell Banker International President’s Elite Award 2010-2011 Coldwell Banker International President’s Circle Award 215-803-3237 (mobile) 215-794-1070 x-103 f.dolski@cbhearthside.com www.FrankDolski.Com

About fdolski

My professional experience an Associate Broker and Realtor has been very rewarding. As the top producing agent for Coldwell Banker Hearthside Realtors in 2012 and the #1 Coldwell Banker Affiliated Realtor in the state of Pennsylvania in 2012 is an honor. Being the Top Producing Agent in the Coldwell Banker Hearthside Lahaska office since 2006 , it is evident that I have a passion for this business. I am a resident of Buckingham since 1998 and I know the Bucks County area as well as anybody. The referral business that I receive and the top notch service is a reflection of the dedication that I have for my clients. My Mission Statement: My promise to my clients is to make their real estate experience an exceptional one! Dedicated to providing outstanding service to Buyers, Sellers and Investors is essential to my business. What sets a Real Estate Agent above the rest? For me it's the outstanding compliment of my repeat and referral business. It has been my commitment to provide trusted experience, hard work, enthusiasm, integrity and results! It is my job and sincere privilege to have great success for my Clients! There is a difference! Coupled with the support and brand recognition of Coldwell Banker International and the local support of Coldwell Banker Hearthside Realtors, our service is second to none! My continued goal is to even better service my clients as the majority of my business is from referrals, past clients or targeted marketing. The fact that Coldwell Banker Hearthside continues to support the agents with better tools to effectively grow their business is essential. Our Franchise also ranked #1 in the state of Pennsylvania in 2012. Specialties: Representation of buyers and sellers for residential and investment properties. I work with a variety of clients on resale and new construction. As an Accredited Buyer's Representative, I provide effective buyer representation. Negotiating and attention to details are critical aspects of any Real Estate Transaction. I am also e-PRO certified, which enables me to better utilize the Internet. I am also a Certified Relocation Specialist and a Previews Luxury Home Specialist.
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