Alpine Home Buyer Service Mold Survey




	What is Mold? Molds are simple, microscopic organisms that break down dead materials. Molds reproduce by very tiny particles called spores which are everywhere in our environment. The spores float in on the air currents and find a suitable spot to grow. Usually these spores are inactive, but they will germinate and multiply (grow) when the relative humidity exceeds 70 percent. What Does Mold Need to Grow? For mold to grow, it needs all of the following: Food sources - such as leaves, wood, insulation, wallboard, drywall, carpeting, clothing, paper, and dirt. A source of moisture for at least 24 to 48 hours. Warmth Sources of moisture: Improper exterior grading and drainage Flooding and water seepage Roof leaks Improperly installed synthetic stucco ( E.F.I.S.) and other composition materials Improper flashings Plumbing leaks Overflow from tubs, sinks or toilets Firewood stored indoors Improper venting of kitchen and bath humidity Improper venting of combustion appliances Not venting clothes dryers to the exterior Line drying clothes indoors House plants Showering, bathing and washing floors Humidifiers And others Why Mold Now? Prior to the 1970�s, homes had approximately 4 air changes per hour. This meant that the air in our homes was cleaner than our modern day, airtight homes, which can have as little as 1 air change every 4 hours, or less. In 1973 the oil embargo occurred and the cost of energy started to escalate. There was no worldwide shortage of petroleum products. The oil producing countries formed a collation called OPEC and began to control productivity and output. This control on the amount of oil that was being distributed put an end to inexpensive energy cost. As industry needed energy to produce the products it sold, the trickle down effect was a rise in prices for all consumer products. For most consumers this meant an escalation in the cost of energy needed to run their homes. A nationwide effort to conserve energy was put into gear. This included government subsidies for energy saving products and alterations to our homes. The mass media bombarded us with the need to tighten up our homes and conserve. Many new and some older products were advertised and marketed to this end. Some worked, many did not. The goal was to keep our homes tighter so less energy was lost from air infiltration; this resulted with more of the heated air becoming somewhat stagnant inside the living environment. Other changes in building construction added to the inability of our homes to breath properly. Prior to the late 1950�s and early 1960�s, our homes were built using individual board sheathing. Plywood sheathing started to become widely used in new construction in the late 1960�s. Instead of individual boards that had a lot of open spaces between them, plywood 4�x 8� sheets were used. This cut down on the amount of air infiltration, which aided in making our homes tighter. However, if a home cannot breath and expel moisture, problems will occur. The Next Asbestos? It has been said that mold is the next asbestos, but unlike asbestos, there is no 30-year gestation period. Reaction to molds can occur in a few hours. This may include skin irritation, upper respiratory congestion, headache, lack of energy, cough, sore throat, eye irritation, nasal and sinus congestion, and in extreme cases, death. It has been reported that there are over 100,000 different types of molds or fungi in the world; most are harmless and beneficial in our environment. It is molds that clean up fallen vegetation in our forests and produce some the food products previously mentioned. Think what life would be without beer and wine. Most people are not aware of what type of molds they are allergic to, but the most common indoors are: penicillium, aspergillus, fusillarium, and stachybotrys. Weather in the House Condensation will occur when warm, moisture-laden air comes into contact with a cold surface. A dramatic example of this phenomenon is when we place a glass of cold liquid outdoors during a hot humid summer day. Condensation will form on the outside of the glass. This same phenomenon can occur within the wall and ceiling cavities of our homes, although not visible to the eye. If this condition is allowed to continue, severe structural damage may occur in the form of decay. This condition also promotes the growth of fungus and mold The primary movement of moisture in a home is through natural movement from the basement, up through the home and out through the attic louvers. This is why proper attic ventilation and proper vapor barriers are so important today. There are many factors that can contribute to excessive moisture, some obvious and some not so obvious. One of the major sources is a wet or damp basement or crawl space. Improper grading around the base of the foundation on the exterior directs storm water towards the house. Not extending the rain leaders away from the foundation also adds to the moisture in a home. According to the Small Homes Council at the University of Illinois: washing a 150 square foot Kitchen floor can release about 4 and 1/2 pints of water; a shower about � pint; washing Dinner dishes about � pint; and a family of four gives off about � pint of water per hour simply by breathing. (Have you ever camped in a tent overnight and in the morning found the inside of the tent covered with water?). Does Mold Pose Problems? Construction practices made tighter energy efficient houses, and the air doesn't flow through. If a water leak occurs, it can't dry out and then moisture encourages the mold to grow. Occurrences like clogged gutters, plumbing leaks, or any type of water intrusion can begin the process. Mold will cause damage to the housing structure if left untreated because it will continue to grow and spread in building materials like wood and drywall. The most frequent health symptoms (separately or in combination) that you or a family members or friend may be suffering from mold contamination are: Chronic fatigue Headaches Memory loss or increased difficulty in remembering things Loss of concentration Difficulties in logical thinking and learning Clear, thin, watery mucus drips from the nose Thick, green slime coming out of the nose Frequent nose bleeds Coughing Difficulty breathing Hives Itching of the nose, mouth, eyes, throat, and skin Redness of the sclera (white of your eyes) Skin rashes Skin redness Sneezing Asthma and allergic reactions Respiratory problems Sneezing fits (more than 3 sneezes in a row) Who is at Greater Risk Exposure to mold is not healthy for anyone inside buildings. It is important to quickly identify and correct any moisture sources before health problems develop. The following individuals appear to be at higher risk for adverse health effects of mold: Infants and children Elderly Immune compromised patients Pregnant women Individuals with existing respiratory conditions. People with these special concerns should consult a physician if they are having health problems. If I have Mold in my Home, What Should I Do? We start to correct the problem by reducing the amount moisture that enters the home. Improve the grading around the base of the exterior foundation by adding soil so all grades pitch away from the home for at least 6� (Do not have any wood material come into contact with the soil as that can cause additional problems). Extend the rain leaders as far away from the foundation as practical. Keep your rain gutters clean and free flowing so they do not over flow. Install a plastic sheeting over any dirt crawl or basement floors, keeping the joints as tight as possible (tape the joints and seal against foundation). All clothes dryer vents must terminate to the exterior of the home. Install timer switches on bathroom exhaust fans, most go off when you turn the light off. The use of humidifiers is not recommended, as most homes in the northeast do not need additional humidification and if the humidifier is not properly maintained other health problems can occur. The proper use of insulation, vapor barriers and insulation in the attic floor is probably the best remedy to controlling trapped moisture in a home. There should be a single vapor barrier installed against the heated surface of the floor of the attic. Most insulation comes with a vapor barrier attached to one face. If adding additional insulation over existing insulation, use an non-faced insulation (with no vapor barrier) be sure there is only a single vapor barrier. A house must breath to remain healthy and air changes are the prescription. Determine why the mold is growing. Investigate any areas that are moist, and repair the source of the moisture. You could have a roof or plumbing leak. You could have groundwater leaking into your basement. Your air conditioning drip pan could have mold growing in it. Your air duct system could be contaminated with mold. If you see mold in your laundry room, chances are that your dryer is not properly vented to the outside. Clothes dryers generate humidity and should never be vented inside the house. Mold will grow on any surface that provides moisture and food. Substances that are porous and can trap molds, such as paper, rags, wallboard and wood, should be thrown out. Cleaning After you have made all the repairs, it is time to clean. Use the following pointers: Use a non-ammonia household cleaner in hot water and scrub affected areas before sanitizing with the bleach solution. Wear gloves when handling moldy materials. If you are sensitive to mold, you may wish to wear a particulate-removing respirator or facemask. Also wear protective clothing that is easily cleaned or may be discarded. Hard, non-porous materials can be cleaned with a solution of bleach and water, 10% bleach to 90% water. Use a sponge or cloth to wipe the area clean. Never mix bleach with other cleaning products; it can produce a toxic gas! It is important to clean thoroughly. If you leave some mold behind, the spores will be easily released back into the air when the material dries out. Remove porous materials such as ceiling tiles, carpeting or sheetrock (drywall) and dispose of them. They are nearly impossible to clean and will surely produce more spores when dry. If mold is the result of flooding, remove all sheetrock to at least 12 inches above the high water mark. Visually inspect the interior of the walls to ensure that you removed all contaminated sheetrock. Allow the area to dry for 2-3 days after cleaning and sanitizing with bleach. Use a stiff brush to remove mold from block walls or uneven surfaces. Have family members or bystanders leave the area while cleaning or abatement is being done. Mold Surveying and Testing Alpine Home Buyers Inspection Service will first conduct a visual observation of the home for surface mold. These may appear as cottony, velvety, granular, or leathery and have colors of white, gray, brown, black, yellow or green. We�ll look behind and under things, in areas with noticeable mold odors, looking for signs of excess moisture or water staining. Visible mold can be found in bathrooms, kitchens, and sometimes on wallpaper, baseboards, and drywall. If visible mold is observed, swab testing will be implemented. Other molds are not so obvious. Mold can grow in areas you can�t see, such as the ductwork of a heating/cooling system or if there has been a roof, basement, or plumbing leak. In this case, the only way to know if mold spores are present is by conducting air sampling. IF YOU WOULD LIKE A HOME INSPECTION IN THE NAPA, SOLANO OR SONOMA COUNTIES: CALL ALPINE-HOME BUYERS SERVICE TODAY! For more information please call: (707) 257-3000 Serving Napa, Sonoma and Solano Counties Since 1985 EMAIL: al@alpine-hbs.com