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LogoWebsite: http://www.inspectallservices.com
Email: inspections@inspectallservices.com
Inspector's email: inspectall.marty@gmail.com
Phone: (770) 483-2808
Inspector's phone: (404) 502-2156
575 Sigman Rd NE  
Conyers, GA 30013
Inspector: Marty Lunsford

Mold Inspection Report

Client(s):  John Doe (sample only)
Property address:  123 Main St
Atlanta, GA 30000
Inspection date:  Friday, January 01, 2016

This report published on Wednesday, February 24, 2016 12:48:16 PM EST

This report is the exclusive property of the inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeConducive 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
General Information
Grounds and Building Exterior
Foundation, Basement and/or Crawl Space
Roof / Attic
HVAC
Interior Rooms
Spore Sample (repeat & rename as needed)


General Information
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Report number: fbdnznbd
Time started: ngdc
Inspector: n zgn gf
Present during inspection: ndgd n
Client present for discussion at end of inspection: bxcfd
Weather conditions: Cloudy
Outdoor temperature (degrees Fahrenheit):
Ground condition: Dry, c
Inspection fee:
Type of building:
Buildings inspected: bcx f
Spaces below grade:
Site profile: x bcb f
Number of stories: x bfc
Source for building age:
Front of building faces:
Occupied: x
Property owner's name: x b
Utilities not on at time of inspection: bcvx
General conclusions and recommendations:

Grounds and Building Exterior
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1) Conducive conditions Flashing in one or more areas was . For example, . Leaks may occur as a result and increase moisture in the building. A qualified person should repair, replace or install flashing as necessary, and as per standard building practices.

2) Conducive conditions sections of siding and/or trim were . This may increase moisture in the building. A qualified person should repair, replace or install siding or trim as necessary.

3) Conducive conditions No vents were visible at one or more soffits for cantilevers or overhung sections. This may result in moisture accumulation in floor cavities. A qualified contractor should install screened vents in soffits where missing and as per standard building practices.

4) Conducive conditions Soil was in contact with or less than six inches from siding and/or trim. This may increase moisture in and around the building. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

5) Conducive conditions Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation may retain moisture against the exterior after it rains and increase moisture in and around the building. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

6) Conducive conditions Caulk was in areas. For example, . This may increase moisture in the building. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

7) Conducive conditions The exterior finish in areas was failing. This may increase moisture in the building. A qualified contractor should prep (pressure wash, scrape, sand, prime, caulk, etc.) and paint or stain areas as needed and as per standard building practices.

8) Conducive conditions Cracks or deterioration were found in one or more sections of the stucco veneer. This may increase moisture in the building. A qualified contractor should repair as necessary to prevent water intrusion and further deterioration in the future.

9) Drains were . Evidence of poor drainage was found in in the form of . This may increase moisture in and around the building. A qualified person should clear drains if they exist, or repair or install drains as necessary to prevent water from accumulating.

Foundation, Basement and/or Crawl Space
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Conditions were found that are conducive to increased moisture levels:

10) Conducive conditions Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water will increase moisture in the building and should not be present in the basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

11) Conducive conditions The vapor barrier in the crawl space was in areas. This may increase moisture in the building due to water evaporating from the soil and entering the building. A qualified person should evaluate and replace or repair sections as necessary. Standard building practices require the following:
  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

  • Better building practices require that:
  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

12) Conducive conditions One or more leaks were found in plumbing lines in the . This may increase moisture in the building. A qualified contractor should repair leak(s) as necessary.

13) Conducive conditions The sump pump pit liner was . Standard building practices call for a sump tank to be installed, made from polyethylene, clay, tile, steel, concrete or fiberglass. Sump tanks are normally 18 inches in diameter and vary from two to three feet deep. Sediment may accumulate and shorten the life of the pump if the sump pump is installed in an unlined pit. This may increase moisture in the building due to water infiltration when/if the pump fails. A qualified person should repair as necessary, and as per standard building practices. For more information on sump pump installations, visit:
http://www.google.com/search?q=installing+a+sump+pump

14) Conducive conditions No insulation was installed under the floor in the crawl space. This may increase moisture in the building due to condensation forming on the underside of the flooring. A qualified contractor should install insulation as per standard building practices with an R rating recommended for this area. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

15) Conducive conditions One or more crawl space vent wells were . This can lead to water entering and accumulating in the crawl space, and may increase moisture in the building. A qualified contractor should replace and/or repair wells where necessary.

16) Conducive conditions One or more cracks were found in the foundation. This may increase moisture in the building due to water infiltration. A qualified person should seal cracks as necessary. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

17) Conducive conditions One or more crawl space vent screens were clogged with paint. This restricts ventilation, and may result in high levels of moisture in the crawl space and then increased moisture in the building interior. Screens should be cleaned or replaced as necessary. Note that window screen should not be used. "Hardware cloth" should be used instead.

Roof / Attic
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Conditions were found that are conducive to increased moisture levels:

18) Conducive conditions One or more active roof leaks were found. This may increase moisture in the building due to water infiltration. A qualified contractor should evaluate and repair as necessary.

19) Conducive conditions Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. This may increase moisture in the building due to water infiltration. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.

20) Conducive conditions flashings at were . This may increase moisture in the building due to water infiltration. A qualified contractor should evaluate and repair as necessary.

21) Conducive conditions were . This may increase moisture in the building due to water infiltration. A qualified person should repair as necessary.

22) Conducive conditions No ceiling insulation was installed in the attic. This may increase moisture in the building due to condensation forming on the roof decking inside the attic. A qualified contractor should install insulation as per standard building practices with an R rating recommended for this area. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

23) Conducive conditions One or more attic vent screens were clogged with paint. This can reduce air flow through the attic and may increase moisture in the building due to condensation forming on the roof decking inside the attic. Repairs should be made as necessary, such as cleaning paint from screens, and/or replacing screens so vents are unobstructed.

HVAC
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Conditions were found that are conducive to increased moisture levels:

24) Significant amounts of were visible in one or more sections of supply and/or return air ducts. 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

25) Conducive conditions The air handler's condensate lift pump was . This may increase moisture in the building due to flooding. A qualified contractor should evaluate and repair or replace as necessary.

26) Conducive conditions The condensate drain line had a substandard termination. This may increase moisture in the building due to flooding or leaks. Standard building practices require that primary condensate drain lines terminate in a floor drain, in a sink, or outside. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

27) Conducive conditions The auxiliary condensate for the air handler located in the attic had a substandard termination. The condensate drain line had a substandard termination. This may increase moisture in the building due to flooding or leaks. Standard building practices require that they terminate:
  • Outside (through wall or to gutter)
  • Not in plumbing vent pipes (to prevent sewer gases from entering living spaces)
  • Separate from the primary condensate drain line

A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

28) Hold-down devices for one or more air filters were . As a result, unfiltered air will flow through the system, and the indoor air quality may be reduced. A qualified person should evaluate and make repairs as necessary, such as repairing or installing guides or hold-down devices so filter(s) are securely installed with minimal gaps at edges.

29) The air handler's condensate tray was . The condensate drain line had a substandard termination. This may increase moisture in the building due to flooding or leaks. A qualified contractor should repair as necessary.

30) One or more air filters were . Indoor air quality may be reduced as a result. Filters should be replaced or washed as necessary. Filters should be checked monthly and maintained as necessary in the future.

Interior Rooms
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Conditions were found that are conducive to increased moisture levels:

31) Conducive conditions Toilets in one more bathrooms were loose. This may increase moisture in the building. A qualified contractor should remove the toilet(s) for further evaluation and repair as necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

32) Conducive conditions One or more leaks were found in plumbing lines in . This may increase moisture in the building. A qualified contractor should repair as necessary.

33) Conducive conditions The surfaces or surrounds around were damaged or deteriorated in one or more areas. This may increase moisture in the building. A qualified person should repair as necessary.

34) Conducive conditions One or more bathrooms with a shower didn't have an exhaust fan installed. This will significantly increase moisture in the building. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

35) Conducive conditions No clothes dryer exhaust duct was installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

36) Conducive conditions The around one or more was . This may increase moisture in the building. A qualified person should repair as necessary.

Spore Sample (repeat & rename as needed)
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General location: Indoor, Outdoor, fdhdbb
Specific location:
Temperature (degrees Fahrenheit): cn n
Relative humidity (percent): cn ndg
Client authorization: Granted, ndcg cn
Reason:
Lab code: cnbvgn
General type: cn
Specific type for sample: sdbvg
Species found: Aspergillus, Alternaria, Cladosporium, Mucor, b f
Air count, Alternaria (pcm): xv dzv
Air count, Cladosporium (pcm): cn c
Air count, Stachybotrys (pcm): bxf xd
Air count, Trichoderma (pcm): fczxb
Air count, Ulocladium (pcm): xc nbx
Conclusions and recommendations:

INSPECTOR INFORMATION:



Marty Lunsford

ASHI Certified Inspector #248679
Cell # 404.502.2156

American Society of Home Inspectors