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Website: http://www.BrandHomeInspections.com
Email: Guy@BrandHomeInspections.com
Inspector's email: Gbrand1950@verizon.net
Phone: (757) 486-8868 · (757) 328-9916
Inspector's phone: (757) 486-8868
FAX: (757) 486-8868
Inspector's FAX: (757) 486-8868
3869 Forest Glen Rd 
Virginia Beach VA 23452-2940
Inspector: Guy D. Brand, Sr.
Virginia State Certification #3380-000470 Expiration 03-31-2013
InterNACHI # NACHI10111905
ASHI # 251002
VA State Class A General Contractor License # 2701 029590A

Limited Interior Mold Report For:
Client(s): Mr. & Mrs. Concerned About Mold
Property address: 0000 Mold St.
Va. Beach, Va. 00000
Inspection date: 1/27/2012
This report published on Monday, March 26, 2012 4:47:33 PM EDT

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This report is the exclusive property of Brand Home Inspections, LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


Review ASHI & InterNACHI Standards of Practice and Code of Ethics to understand what is included and what is not included in the home inspsection:
http://www.reporthost.com/brand/ASHIStandards.pdf http://www.nachi.org

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
MaintainRecommend ongoing maintenance 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
Table of Contents
General Information
Section 1.0 Mold Inspection Methodology
Section 2.0 Background
Section 3.0 Observations - Outside Baseline Sample
Living Room Register - Tape Sample
North Living Room Interior
South Hall of Apartment
Master Bedroom Closet Wall Cavity
Wall Cavity Adjacent to Right Side of Sliding Door
Living Room Register - Swab Sample
Air Handler In Family Room - Swab Sample
Air Handler In Family Room - Tape Sample
Hall Bathroom Floor - Tape Sample
Master Bathroom Floor - Tape Sample
3.2 Areas Noted for Preventative Maintenance
Section 4.0 Conclusions
4.2 Mold Inspection Summary
Section 5.0 Recommendations
Attachments
 
 
Table of Contents Return to table of contents
Section 1.0 Mold Inspection Methodology:
Section 2.0 Background

Section 3.0

Section 4.0 Conclusions

Section 5.0 Recommendations
 
 
General Information Return to table of contents
Report number: 68012712VB
Time started: 11:00 AM
Time finished: 1:00 PM
Inspector: Guy D. Brand, Sr., Observed by Greg Murphy, Virginia Licensed Mold Inspector
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Wind Velocity: Light 0-5 MPH
Outdoor temperature (degrees Fahrenheit): 66*F
Outdoor relative humidity (percent): 32.4%
Indoor temperature (degrees Fahrenheit): 68*F +/-
Indoor relative humidity (percent): 39.7-43.1%
Ground condition: Damp
Type of building: Multiplex, Apartment
Buildings inspected: Apartment
Number of residential units inspected: 1
Site profile: Minor slope
Number of stories: 1
Age of building(s): Not Determined
Front of building faces: East
Main entrance faces: East
Occupied: No
Property owner's name: Mid-Atlantic Military Family Communities,LLC
General conclusions and recommendations: The inspection was performed on January 27, 2012. The inspection was performed by Guy D. Brand, Sr. a Commonwealth of Virginia Certified Home Inspector, IAC2 Certified, under observation of Greg Murphy, a currently licensed Commonwealth of Virginia Mold Inspector. A copy of Mr. Murphy's license is included a Attachment A to this report.

The limited inspection included a visual survey of accessible interior portions only of the building unit. BHI collected four (4) spore trap samples from the interior of the unit, and one (1) spore trap sample from the outside of the unit for a comparison baseline, one (1) swab sample, and five (5) tape-lift samples from areas of suspected mold growth, and recorded temperature and relative humidity.
 
 
Section 1.0 Mold Inspection Methodology Return to table of contents
1.1 General Methodology: Brand Home Inspections, LLC (BHI) performed the limited mold inspection at the subject property in accordance with generally accepted professional practices. A limited mold inspection normally includes the following, in part or entirely as requested by the client:

1.2 Laboratory Services - Pro-Lab Laboratory: Microbial samples collected by BHI are submitted under chain of custody to Pro-Lab Laboratories for analysis. Pro-Lab Laboratories are accredited by the American Industrial Hygiene Association. If samples were collected, the laboratory's report is included as an attachment to this report.
1.2.1 Sampling Methodologies:
  • Air Samples - Air sampling for total fungi is designed to count and identify the presence of total fungal material (i.e. cultureable and non-cultureable spores) in a measured volume of air. The air samples are collected via the spore trap method with the use of a Zefon Air-O-Cell. Airflow through the cassette is produced by an electrically powered air-sampling device set and calibrated to a flow rate of 15 liters per minute. The sample cassettes are then sealed and submitted to the laboratory via a chain of custody for analysis.
  • Wall/Ceiling Cavity Samples - Cavity samples are collected by drilling a small (3/8") hole into the drywall or other material, then inserting a plastic tube into the hole through which an air sample is pulled. the cavity air sample is collected using the same media and method as stated above for standard air sampling.
  • Surface Swab Samples - Surface swab samples are collected using sterile swabs enclosed in sterile tubes which contain a transport media solution. These samples are collected buy moistening the swab with the provided solution and then swabbing the suspect area. The swabs are then inserted into the sterile tubes, sealed, and submitted to the laboratory via a chain of custody for analysis.
  • Surface Tape Samples - Surface tape samples collected using forensic tape lift kit. these samples are collected by pressing the tape media slide to the surface of a building material. The Bio-Tpae slide is then sealed in its included case and submitted to the lab oratory via a chain of custody for analysis.

  • Note: If samples were collected, all samples collected from the site were submitted for laboratory analysis under a chain of custody to an independent, AIHA certified lab as recommended by the U.S. Environmental Protection Agency. For additional detailed information on the sample results, please see the laboratory report attached as an appendix at the end of this Report.
    1.3 Humidity Reading:
  • Relative humidity (RH) readings were obtained from both interior and exterior of the property. The RH was measured and recorded to determine the potential effect it may have on microbial amplification.
  • Guidance on RH in occupied buildings is provided by the American Society of Heating, Refrigeration, and Air-Conditioning Engineers (ASHRAE) in the ANSI/ASHRAE Standard 62-2001, Ventilation for Acceptable Indoor Air Quality. The RH in habitable spaces preferably should be maintained between 30% and 60% to minimize the growth of allergenic and pathogenic organisms (e.g., dust mites, fungi and associate mycotoxins).
    1.4 Moisture Content Readings:
  • A calibrated moisture meter was utilized on this project to measure the moisture content (MC) of certain building materials (walls, ceilings, flooring, etc.) throughout the structure, especially areas suspect of water intrusion. Measurement and recording of MC is performed to detect building materials containing unacceptable levels of moisture (greater than 15% MC in wood) or elevated MC in other materials, relative to similar materials in undamaged areas of the structure.
  • Fungal growth requires moisture, a food source, and fungal spores. Thus, wood and building materials that are continuously dry (MC less than 15%) should not promote microbial growth.
  • When a non-penetrating moisture meter is used, levels are reported as a color rather than a percentage. Following is a description of the colors used:

  • In order to avoid fungal growth, it is recommended that the MC of construction wood products be below 15%. MC readings of "Green" indicated readings believed to be below 15%. MC Readings of "Red" indicated conditions believed to be above 15% moisture.
  • Construction materials with elevated MC are likely to promote fungal growth. It is recommended that the source of moisture be located and corrected immediately.
  • Note:When a moisture meter is used in a non-penetrating manner, it is possible to obtain a reading of " Red" even if there is no excessive moisture. This can occur when there are certain types of materials below the surface being measured; such as metal. Moisture readings should be used as a guide for further testing and investigation.
    1.5 Equipment Used For Testing & Pump Calibration: Surveymaster Protometer Moisture Meter Serail # BLD536034T2140 Calibrated 1/27/12
    Extech Mini 45158 Thermo-Anemometer S/N 37894
    Allegro D-2 Mold-Lite Sampler Pump S/N 113484 New From Factory 11/9/11

    1.6 Limitations:
  • BHI has no knowledge of any hidden or unapparent or adverse environmental conditions of the property, including the presence of mold, hazardous wastes, toxic substances, etc. BHI makes no guarantees or warranties, express or implied, regarding the condition of the property. This report is not an environmental assessment of the property.
  • This report and associated conclusions are based on the visible conditions of the inspected areas and materials. BHI reserves the right to revise opinions and conclusions if necessary and warranted by the discovery of new or additional circumstances. This report is specific and limited in nature and shall not be relied on as a statement that no mold exists in this property. It is always possible that hidden mold growth exists beyond the visibly accessible areas.
     
     
    Section 2.0 Background Return to table of contents
    2.1 Site Description:
  • 2.1 Site Description
  • 2.1.1 Construction Type - Wood Framed
  • 2.1.2 Building Type - Multi Family Single Story
  • 2.1.3 Size - 1,000-1,200 SF
    2.2 Project History:
  • The following are known or suspected instances of water intrusion or moisture problems:

  • The following are specific client complaints, suspicions, observations, and concerns:
     
     
    Section 3.0 Observations - Outside Baseline Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: Outside
    General location: Outdoor
    Specific location: 20' from front door of apartment facing the wind.
    Temperature (degrees Fahrenheit): 66*F
    Reason: Baseline comparison Sample
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-1
    General type: Air
    Specific type for sample: Cassette
    Notes on sampling method: Air-O-Cell 15L Per Minute For 10 Minutes
    Clear, Sunny, Wind Light 2-4 MPH, RH 32.4%

    Species found: Aspergillus, Alternaria, Chaetomium, Penicillium, Epicoccum 27, Other Ascospores 110, Other Basidiospores 960
    Air count, Aspergillus (pcm): & Penicillium 110
    Air count, Alternaria (pcm): 27
    Air count, Chaetomium (pcm): 53
    Conclusions and recommendations: N/A
     
     
    Living Room Register - Tape Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: HVAC @ Living Room Wall has Apparent Mold Growth
    General location: Indoor
    Specific location: West Wall Living Room
    Reason: Suspected Mold Growth
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-6
    General type: Surface
    Specific type for sample: Tape
    Notes on sampling method:
    Species found: Cladosporium, Chlamdospores, Hyphae
    Conclusions and recommendations: Recommend HVAC system be cleaned by a qualified contractor.
    1) -

    Photo 1  
    Suspected Mold Growth
     
     
     
    North Living Room Interior Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: North Interior
    General location: Indoor
    Specific location: North End of Apartment in the Living Room
    Temperature (degrees Fahrenheit): 67*F
    Reason: General Indoor Comparison Air Sample
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-2
    General type: Air
    Specific type for sample: Cassette
    Notes on sampling method: Air-O-Cell 15L Per Minute For 10 Minutes
    RH 40.1

    Species found: Aspergillus, Cladosporium, Penicillium, Stachybotrys, Arthrinium , Bipolaris/Drechslera , Bispora , Curvularia , Epicoccum , Nigrospora , Other Basidiospores , Pithomyces , Smuts & Myxomycetes
    Air count, Aspergillus (pcm): & Penicillium , Arthrinium 27, Bipolaris/Drechslera 27, Bispora 27, Curvularia 27, Epicoccum 53, Nigrospora 27, Other Basidiospores 27, Pithomyces 27, Smuts & Myxomycetes 110,
    Air count, Cladosporium (pcm): 160
    Air count, Stachybotrys (pcm): 53
    Conclusions and recommendations:
     
     
    South Hall of Apartment Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: South Hall
    General location: Indoor
    Specific location: South Interior of Apartment in Central Hall
    Temperature (degrees Fahrenheit): 66*F
    Reason: General Interior Comparison Sample
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-3
    General type: Air
    Specific type for sample: Cassette
    Notes on sampling method: Air-O-Cell 15L Per Minute For 10 Minutes
    RH 43.1%

    Species found: Aspergillus, Chaetomium, Cladosporium, Penicillium, StachybotrysBiopolaris/Drechslera, Curvularia, Epicoccum, Other Basidiospores, smuts & Myxomycetes
    Air count, Aspergillus (pcm): & Penicillium 750, Bipolaris/Drechslera 27, Curvularia 27, Epicoccum 27, Other Basidiospores 130, Smuts & Myxomycetes 53,
    Air count, Chaetomium (pcm): 27,
    Air count, Cladosporium (pcm): 110
    Air count, Stachybotrys (pcm): 80
    Conclusions and recommendations: Recommend further evaluation to determine areas of mold growth and remediation by a qualified contractor.
     
     
    Master Bedroom Closet Wall Cavity Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: MBR Closet Wall Cavity
    General location: Indoor
    Specific location: Rear Wall Cavity of the Master Bedroom Closet. 6-8' Above the floor through a 3/8" hole.
    Temperature (degrees Fahrenheit): 68.6*F
    Reason: Client indicated wall had been replaced over mold.
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-4
    General type: Air
    Specific type for sample: Cassette
    Notes on sampling method: Air-O-Cell 15L Per Minutes for 10 Minutes
    RH 39.7%

    Species found: Aspergillus, Cladosporium, Penicillium
    Air count, Aspergillus (pcm): & Penicillium 130
    Air count, Cladosporium (pcm): 130
    Conclusions and recommendations: An elevated level of mold spores is not indicated at the sample site. Recommend monitoring for future moisture intrusion and repair as required.
     
     
    Wall Cavity Adjacent to Right Side of Sliding Door Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: Wall Cavity Right Side of Patio Sliding Door
    General location: Indoor
    Specific location: 6" - 8" Above the Floor adjacent to Right of Sliding Door in Family Room
    Temperature (degrees Fahrenheit): 68.5*F
    Reason: Apparent Moisture Damage is Visible Adjacent to the Door
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-5
    General type: Air
    Specific type for sample: Cassette
    Notes on sampling method: Air-O-Cell 15L Per Minute For 10 Minutes
    RH 40.1%

    Species found: Aspergillus, Cladosporium, Penicillium, Stachybotrys
    Air count, Aspergillus (pcm): & Penicillium 13,000
    Air count, Cladosporium (pcm): 4,300
    Air count, Stachybotrys (pcm): 2,700
    Conclusions and recommendations: Recommend further evaluation and remediation by a qualified contractor.
     
     
    Living Room Register - Swab Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: Suspected Mold Growth
    General location: Indoor
    Specific location: West Living Room Interior Wall HVAC Register
    Reason: Suspected Mold Growth
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-7
    General type: Surface
    Specific type for sample: Swab
    Notes on sampling method: Swab Sample To Register Surface
    Species found: Aspergillus, Cladosporium, Penicillium, Chlamydospores, Hyphae,
    Conclusions and recommendations: Recommend Cleaning of HAVC System & Ducts by a Qualified Contractor
     
     
    Air Handler In Family Room - Swab Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: Apparent Mold Growth In Air Handler
    General location: Indoor
    Specific location: Mechanical Closet in Family room
    Reason: Visible Heavy Mold Like Growth Inside of Air Handler
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-8
    General type: Surface
    Specific type for sample: Swab
    Notes on sampling method: Swab Sample on Inside On Evaporator Coil Service Panel
    Species found: Aspergillus, Cladosporium, PenicilliumChlamydiospores, Hyphae,
    Conclusions and recommendations: Recommend Remediation of Entire HVAC System by a Qualified Contractor.
    2) -

    Photo 2  
    Apparent Mold Growth On Inside of Air Handler

    Photo 3  
    Apparent Mold Growth Inside of Air Handler

    Photo 4  
    Apparent Mold Growth Inside of Air Handler
     
     
     
    Air Handler In Family Room - Tape Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: Apparent Mold Growth In Air Hnadler
    General location: Indoor
    Specific location: Inside of Air Handler Housing Throughout
    Reason: Apparent Heavey Mold Growth In Air Handler
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-9
    General type: Surface
    Specific type for sample: Impaction
    Notes on sampling method: Tape Surface Sample In Evaporator Coil Housing
    Species found: Cladosporium, Stachybotrys, Chlamydospores, Hyphae
    Conclusions and recommendations: Recommend Complete Remediation Of HVAC System Throughout the Apartment by a Qualified Contractor.
     
     
    Hall Bathroom Floor - Tape Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: apparent Mold Growth in Hall Bathroom
    General location: Indoor
    Specific location: Under Linoleum Floor of Hall Bathroom
    Reason: Visible Apparent Mold Growth
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-10
    General type: Surface
    Specific type for sample: Tape
    Notes on sampling method: Surface Sample off of Linoleum Backing
    Species found: Cladosporium, Taeniolella, Biospora, Hyphae
    Conclusions and recommendations: Recommend Remediation by a Qualified Contractor
    3) -

    Photo 6  
    Apparent Mold Growth on Linoleum Backing in Hall Bathroom
     
     
     
    Master Bathroom Floor - Tape Sample Return to table of contents
    3.1 Areas/Issues Noted for Microbial Sampling: Visible Apparent Mold Growth
    General location: Indoor
    Specific location: Apparent Mold Growth on Linoleum Backing and Concrete Floor
    Reason: Visible Apparent Mold Growth
    Sampling Recommended: The best way to determine the existence, type, and/or exposure level of suspected microbial growth is through sampling and subsequent laboratory analysis. Sampling and analysis was suggested for this are.
    Client authorization: Granted
    Lab code: 553071-11
    General type: Surface
    Specific type for sample: Tape
    Notes on sampling method: Tape surface Sample Off of Linoleum Backing
    Species found: Cladosporium, Stachybotrys, Chlamydosores, Hyphae,
    Conclusions and recommendations: Recommend Evaluation and Remediatin by a Qualified Contractor
    4) -

    Photo 5  
    Apparent Mold on Master Bathroom Floor
     
     
     
    3.2 Areas Noted for Preventative Maintenance Return to table of contents
    Conditions were found that are conducive to increased moisture levels: Yes
    Conditions were found that are conducive to increased moisture levels: Yes, Living Room Floor is Visibly Wet
    5) Safety, Maintain - Significant amounts of mold, dirt, dust were visible in one or more sections of supply and/or return air ducts, and air handler equipment. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
    http://www.epa.gov/iaq/pubs/airduct.html
     
     
    Section 4.0 Conclusions Return to table of contents
    4.1 Analysis of Sample Results: Currently, there are no generally accepted standards or government regulations for "normal" or "safe" airborne mold spore exposure levels. As such, spore counts are compared to a baseline, outdoor sample. In general indoor spore counts are roughly 96% of the outdoor counts and usually proportionately similar in terms of spore types. The level of Stachybotrys is 100% more than the outside and this would represent an unhealthy mold growing inside.

  • 4.1.1 Air Samples

    4.1 Analysis of Sample Results: Currently, there are no generally accepted standards or government regulations for "normal" or "safe" airborne mold spore exposure levels. As such, spore counts are compared to a baseline, outdoor sample. In general indoor spore counts are roughly 82% of the outdoor counts and usually proportionately similar in terms of spore types. The level of Stachybotrys is 100% more than the outside and this would be an indicator of unhealthy mold growing inside.
  • 4.1.1 Air Samples

    4.1 Analysis of Sample Results: Currently, there are no generally accepted standards or government regulations for "normal" or "safe" airborne mold spore exposure levels. As such, spore counts are compared to a baseline, outdoor sample. In general indoor spore counts are roughly 75% of the outdoor counts and usually proportionately similar in terms of spore types.
  • 4.1.1 Air Samples

    4.1 Analysis of Sample Results: Currently, there are no generally accepted standards or government regulations for "normal" or "safe" airborne mold spore exposure levels. As such, spore counts are compared to a baseline, outdoor sample. In general indoor spore counts are roughly 20% of the outdoor counts and usually proportionately similar in terms of spore types.
  • 4.1.1 Air Samples

    4.1 Analysis of Sample Results: Currently, there are no generally accepted standards or government regulations for "normal" or "safe" airborne mold spore exposure levels. As such, spore counts are compared to a baseline, outdoor sample. In general indoor spore counts are roughly 16 times of the outdoor counts and usually proportionately similar in terms of spore types.
  • 4.1.1 Air Samples

    6) - For additional information on the sample results, please see the independent laboratory report attached as an appendix at the end of this report.
     
     
    4.2 Mold Inspection Summary Return to table of contents
    General Conclusions:: Mold Inspection Sciences' conclusions are based on our understanding of the history of the property, data obtained from the client, the observations made and the data collected during the visual inspection, and, if samples were collected for analysis, the laboratory results.
    General Conclusions: Generally the apartment has an elevated spore count compared to the exterior count at the tiem of this inspection. The high level of visible mold growth in the air handler and supply ducts should be a major concern.

    • The Overall General air Samples Would Indicate Elevated Mold Growth
    • The Air Handler Has a Heavy Visual Mold Growth Inside. Maintenance was last performed on this unit in 2005. The unit may be at it's usful life expectancy.
    • Moisture At the Bathrooms needs to be Controlled When the Mold is Removed.
    • Moisture at the slding door needs to be eliminated and mold removed from in the wall.
    • Air sampling and/ or surface samples were suggested for all affected areas.
    • Based on the findings of our visual assessment and the concurrent laboratory analysis of the samples collected, the recommendation for professional mold remediation of the above noted area(s) is supported. Additional hidden mold growth is expected.
     
     
    Section 5.0 Recommendations Return to table of contents
    5.1 General Recommendations:
  • Engage a licensed professional to evaluate and repair, as necessary, the following items related to water intrusion in the structure:

  • NOTE: MOLD GROWTH IS HIGHLY LIKELY TO RETURN IF MOISTURE INTRUSION ISSUES ARE NOT CORRECTED.
  • Engage a professional water restoration company to dry out, in accordance with the IICRC S500, the following areas:

  • NOTE: Use caution when drying out wet areas. Contact BHI if visible mold growth is seen inside wall or ceiling cavities or under or behind cabinetry. If mold growth is discovered during dry-out process, proper enginnneering controls should be put into place to prevent the spreading of airborne mold spores. These engineering controls include, but are not limited to the use of HEPA filtered negative pressure containment chambers, bagging of contaminated materials, and proper demolition processes. Inform contractors of the possibility of hidden mold growth. If work is being performed by a contractor that is not certified/licensed in mold remediation, inform the contractor that they should stop work if mold is discovered. Contact BHI if mold growth is discovered during repairs or remodeling.
  • Engage a licensed professional to evaluate and repair, as necessary, the noted Preventative Maintenance section of the report above.
  • If any discoloration, staining, water damage, or visible mold-like growth is observed during remodeling or renovations of the structure, or observed when moving furniture or other items, it is recommended that the client consult with a mold inspection professional.
    5.2 Recommendations Regarding Remediation:
  • Remediation should be performed to the standards found in IICRC S520, Standard and Reference Guide for Mold Remediation. It is critical that only trained and qualified mold remediation professionals perform the clean-up work. Proper engineering controls must be in place to prevent the further spreading of airborne mold spores. These engineering controls include, but are not limited to, bagging of contaminated materials; use of HEPA filtered negative pressure containment chambers, and proper demolition processes.
  • Engage a qualified, licensed Mold Remediation Contractor to remediate the following areas:

  • Hidden/suspected mold growth is possible in the areas listed in the table below.
  • Consider engaging a mold remediation professional or other qualified professional to perform invasive exploration in these areas. If mold growth is found inside a wall or ceiling cavity or under/behind cabinetry, all affected materials should be removed according to the IICRC S520-2006, Standard and Reference Guide for Professional Water Damage Restoration. Proper engineering controls should be used to prevent the spreading of airborne mold spores during the exploration.

    5.3 General Remediation Guidelines:
  • All remediation areas should be contained or sealed off from the rest of the building so as to prevent the spreading of airborne molds to the rest of the building.
  • When removing wall/ ceiling surfaces, cabinetry, or baseboards, the underlying cavities and building materials should be inspected for additional hidden mold growth. Contaminated wall/ ceiling surfaces and other materials should be removed, if feasible, at least one foot in all directions past the last appearance of mold growth.
  • Any moldy or water damaged insulation or other non-structural building materials must also be removed and disposed of.
  • Mold and water damaged materials should be immediately placed in plastic bags and sealed for disposal.
  • Mold growth found on structural surfaces within the exposed wall/ ceiling cavities should be cleaned/ removed from all surfaces. this typically involves the use of HEPA vacuums, wet scrubbing, sanding, wire brushing, and/ or wiping/ drying with disposable wipes.
  • HEPA filtration and dehumidification equipment should be used in all affected areas. HEPA filtration is needed in order to return the airborne particulate levels inside the building back to normal.
  • After the remediation (BEFORE new materials are installed), the remediation project should be re-inspected and approved by a Brand Home Inspections. The re-inspection should include testing for mold spore contamination and building material moisture levels.
  • The processes outlined here are the minimum steps required for remediation. the remediation firm may take additional or varied steps as dictated by their judgement and/ or operating procedures to adequately abate the mold contamination. In mold remediation situations, it is always possible that additional hidden mold growth may exist in the walls beyond the areas investigated.
     
     
    Attachments Return to table of contents
    Attachments: Exhibit A - Pro Lab Report
    Exhibit B - COC
    Exhibit C - License Disclosure Letter
    Exhibit D - License
     

     
    Inspected Once! Inspected Right!