Mold & Indoor Air Quality Inspections

MOLD INSPECTIONS

Mold inspections aren't usually the first thing a prospective home buyer thinks about when considering a possible property purchase. But failing to discover mold contamination can end up costing a new homeowner thousands of dollars in removal and remediation efforts -- just as much as replacing a leaky roof or repairing a home's foundation. As part of a complete pre-purchase home inspection, a thorough mold inspection by a qualified mold inspector assures that the potential buyer will not be burdened with the costly and intrusive task of removing dangerous growths, such as toxic black mold.

Mold colonies feed off the wood and other construction materials that make up most houses. Mold contamination can transform construction grade wood into nothing but pulpy rot, if left undisturbed long enough.

Mold is often so well hidden that families have lived for years without realizing what's living behind the drywall and spreading beneath the flooring. Most homes have a little bit of mold here or there but some buildings are so contaminated that the residents face real health risks just by going about their day-to-day lives. Without a thorough removal effort, major mold contamination can cause a variety of adverse reactions in people, from chronic sinus congestion to allergic reactions to asthma attacks.

It takes from two to four hours for a home inspector to thoroughly inspect a home, including testing for mold. Mold inspectors are trained to find and identify mold contamination using several methods, from visual inspection of the walls to testing for the dangerous airborne spores released as a part of the mold's life cycle.

Because moisture usually encourages mold growth, mold inspectors are trained to keep an eye out for the signs of chronic minor floods caused by leaky pipes or errant rainwater. Longtime leaks, no matter how seemingly trivial, often signal a serious mold problem.

Though home inspectors use a variety of expensive testing equipment, perhaps the most practical tool carried by mold inspectors is sticky cellophane tape, which securely traps the particles on a particular surface for later laboratory identification. Because some molds are much easier to detect and identify than others, it takes a thoroughly trained home inspector to make sure all the appropriate testing is done.

Mold inspectors are usually state certified home inspectors. While only a few states have mold-specific certifications, prospective mold inspectors must take about 20 hours of classroom instruction, and then pass a comprehensive examination, before they are granted the title of Certified Mold Inspector by the national industry association.

As a prospective homeowner, you stand to protect your investment and your family's health by arranging for a mold inspection. If there is any obvious mold contamination, or if there are persistent moisture problems, you should find an experienced inspector who specializes in finding molds. If nothing serious is found, you've gained peace of mind before making one of the biggest financial commitments of your life.
 

YOUR INSPECTION

Your mold inspector will generally take between 30 and 45 minutes to complete the inspection, with larger structures taking longer periods of time. The subject property should have had all windows and doors shut for a minimum of 24 hours before the testing begins. The HVAC system(s) (air conditioning or heating) should be running. Also, be prepared to point out any suspected problem areas to your inspector. Once the inspector completes the onsite inspection, the results will be sent to the laboratory for analysis. The lab results will take between two to four days after to be completed. Finally, when the inspector receives the lab results they will prepare the final report. With the final report you will have a good idea on the condition of your property.
 

ABOUT MOLD

Mold can be found in several areas of the indoor environment and is caused by a variety of moisture, heat and humidity issues. It appears most often as little black circles or thread-like white objects and it is usually accompanied by a musty odor. When excessive moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or un-addressed. Mold reproduces by means of microscopic spores. The spores are invisible to the naked eye and float freely throughout the indoor and outdoor air. There is no practical way to eliminate all mold spores in the indoor environment. The way to control indoor mold growth is to control moisture. Mold will NOT grow without water or moisture; therefore it is important to dry water-damaged areas and items within 24-48 hours to prevent mold growth.
 

WHY INSPECT FOR MOLD?

There are many reasons to inspect for mold, which vary from health concerns to the structural integrity of your home. Benefits of a mold inspection include assurance of safe air quality, discovery of water damage, discovery of toxic mold (toxic mold is a subset of fungi that produces a fluffy or powdery growth on surfaces), improved health conditions of home if mold discovered and removed, protecting property investment, Doctors may find assistance with diagnosis, legal association between mold and an illness, and as tool for Real-Estate Brokers who can present mold-neutral properties.
 

TYPES OF MOLD INSPECTION TESTS

There are three primary means of testing for mold, each is described below. Most mold inspections involve a visual inspection and a minimum of two air or swab samples.
Visual Inspection - As its name implies, this type of inspection involves carefully reviewing areas where mold is commonly found. Because mold cannot live without moisture, sources of moisture are one of the focal points of our investigation. A hygrometer is often employed to locate disproportionately damp areas.
Air Sampling - The purpose of air sampling is to determine the type and amount of airborne contamination in a building. Air sampling may be necessary if the presence of mold, allergens, or toxins is suspected but cannot be confirmed by visual inspection.
 

INDOOR AIR QUALITY INSPECTION

If you have got plans to buy or sell a home in the near future, there can certainly be a lot on your mind. Luckily, one of the easiest ways to put many concerns to rest (and potentially save a lot of money) is readily accessible in a home inspection. An indoor air quality inspector can check for issues with mold, radon (the leading cause for lung cancer, next to smoking), and VOCs (volatile organic compounds). This precautionary procedure can help to ensure that any asthmatics in the home can breathe easily, while simultaneously keeping those without any respiratory issues healthy.

Debatably of even greater interest, though, a thorough home inspection can potentially save the buyer of a home hundreds, even thousands of dollars by identifying where repairs and home maintenance will be needed in the future. Not only can this help one talk a seller into the fairest price for the home, but it may even prevent the need for some potentially costly repairs, if they are caught early enough.

A clean home inspectors bill can also be a tremendous help to those attempting to sell their dwellings. Not only will a professional indoor air quality inspection help reduce closing costs by identifying needed repairs, but it can also help a home get sold more quickly. REALTORS® reported that 84% of home buyers requested a home inspection as part of their contract.

A question on many minds after hearing about the importance of an indoor air quality inspection is, Why not simply do this myself? While this is a legitimate point, and there are many do-it-yourself resources out there, there are a few key reasons why this is a generally unwise plan. The first and arguably most obvious is that key word in professional indoor air quality inspections: professional. Someone who has gone through the various certification programs and has a firm and educated grasp of Indoor Air Quality Standards will be guaranteed to get you a fairer price on your home than a for-dummies book and a Google search. A home inspector that is willing to work with you can also give you some great advice for keeping the repair costs for your home to a minimum.

Keeping this necessity in mind, when looking for a home inspector, be sure to find somebody you can contact directly in order to do a quick check on where they got their certifications and how much experience they have. Many associations have a requirement for the number of homes a given inspector has seen professionally, so looking at that associations requirements may tell you all you need to know on the spot.

Whether you are a buyer or a seller, a professional indoor air quality inspection is your first step in the right direction. It can save money, save time, and maybe even save your good health. Get one today, and put your mind at ease.