I was amazed at the hard facts (accidents and deaths) by the results of a stove not equipped with an Anti-tip Bracket. I admit I have not closely checked for this in my inspections. I will do so now because I could save a life. Also, it is very good to know that after 1991 all manufacturers were required to be capable of remaining stable.
Back drafting from atmospheric draft takes closer investigation than I gave it sometimes. Back drafting is serious defect that should not be taken lightly. I am thankful for the article to remind me to slow down and inspect more closely for the signs of back drafting.
Poor/damaged vapor barrier in crawlspace with a condensate pump that is malfunctioning. These two failures are providing adequate moisture to the crawlspace crating a suitable environment for apparent mold growth. Surface samples should be conducted to confirm mold. Control of the water would be the first step in corrective action.
I found it interesting how temperature, moisture and air flow can have a profound affect on the migration of mold. Furthermore, ensuring that some statement to the fact that this is a snapshot in time and conditions likely will and have changed will help to reduce some of your liability.
Mold is a natural part of any environment and can be found almost anywhere. It is impossible to get rid of all mold spores as they exist everywhere. Given the right conditions, mold spores can grow as fast as 24 to 48 hours. Mold can only grow in the presence of high levels of moisture. There are many types of mold, and none of them will grow without the necessary moisture.
The key to mold control is moisture control. Mold spores will not grow if moisture is not present. Address the moisture and you will control the mold.
Pictured is suspected fungal growth on basement floor joists. The microbial activity is suspected to be the direct result to elevated humidity levels in the basement during spring, summer, and fall months in the region. There was no dehumidifier present at the time of inspection, the homeowner was educated about the importance of keeping humidity levels below 60% to reduce fungal growth.
It was interesting to discover that 98% of water vapor moves in building cavities. This is troubling to hear for people whom may have older homes in relation to mold growth. If the air moves through the building materials more freely then a lot of moisture could be displaced throughout the house leading to fungal growth. Another fact in the “moisture” article was that slow diffusion of moisture through building materials may never stop, again leading to fungal growth.
The “mold” article explained that fungal growth is solely dependent on moisture, and lots of it. Not all mold causes allergens and not all mold is toxic. Some molds do develop mycotoxins and some are allergenic to some populations. Mold is found everywhere and it’s impossible to completely get rid of it.
The photo is of apparent visible mold in the basement, below the stairs. The occupants complain of respiratory problems, and the home has a history of moisture intrusion. A swab sample as well as air samples were taken. We are awaiting the lab results for the spore counts and species break down. Then we may finish analysis. Mitigation on the visible areas has started and is small.
This photo shows sagging acoustic ceiling tiles, which is evidence of possible moisture intrusion. When there is evidence of moisture intrusion, I inspect to pinpoint the entry point and determine if it is active. If it is active moisture intrusion, I will offer mold inspection services.
Reading an article on Moisture Intrusion reminded me of reasons for improper drainage in bathtubs. If the pipes below are clear and properly flow, the water left in the tub could be because of settlement of foundation piers below the subfloor that let the bathtub sag. It is important to inspect these in the crawlspace to point this issue out as it is a major problem.
The article on rain catchment systems provided good information for inspecting such systems. It is important to know the local laws regarding rainwater collection as it is illegal in some states. Rain water cisterns should be large and opaque in such a way so algae is not allowed to grow and there is enough storage space for the collected rainwater.
Picture is the most recent inspection where mold was beginning to grow in a boiler room. The boiler was dripping water from the TPRV for sometime and the owner of the property was not aware. Boiler door was close not air intake present in this room causing mold to grow on the wall of the boiler room. If the homeowner wasnt selling the home he would not have known because he never goes down into the boiler room he said. Other mold growth in the same property was visible on the trusses in the attic. Homeowner was unaware the attic exhaust fan was not working. He has been living in the home for 32yrs and has not realized that his attic was not venting the moisture out.
I found the online course “How to Perform Mold Inspections” particularly interesting.
The issue of mold in residential buildings, and the aesthetic, structural, and possible health implications is relevant no matter where in the world one might live.
The images I have attached are of a bathroom,located in Canberra, Australia which typically would be susceptible to mold growth due to factors including condensation,poor ventilation and defective waterproofing.
In this instance there was no apparent mold visible, and moisture meter readings were within acceptable parameters.
Kind regards and happy inspecting
Greg Wilson
The property was inspected on 12/18/2010.
During inspection the clients and myself smelled musty odors.
The pictured items are active leaks from piping above this area.
It was recommended that the source of the leaks is identified and
repaired as needed, Additionally the recommendation for a mold inspection was recommended based on the odors and active leaks.
The image is of a master bath room shower stall. The room is located at the southeast portion of a single family one-story structure. The subject property located in the Southwestern portion of the United States. Upon visual inspection, black substance was found to be present. Moisture level readings in nearby drywall walls were found to be at normal levels (moisture meter was used). Further review is suggested in the manner of a mold inspection. Suggested tests to be performed are both air and surface samples to be analyzed by a licensed and certified laboratory. A minimum of two outdoor and one indoor air sample should be taken. A minimum of one surface sample should be taken and further analyzed.
I found the “how to perform mold inspections” course to be very informative. I have for years resisted performing this type of inspection as I have felt that the fears of mold are often overstated and unnecessarily alarming. Upon digging into the course, I found it interesting how little correlation can be proven between illness and interior molds. The article I chose to read that I found to be the most interesting was “carpeted bathrooms” by Nick Gromicko and Kenton Shepard. I personally always recommend removal of carpeting in a bathroom and flooring replacement and get little pushback when I peel the corner back near a toilet or shower and show everyone the wood rot that is occurring.
I choose my writing from the “moisture meters for inspectors”, although I have never used one I have seen them used on a major wood flooring project. The gym floor had been installed days prior and the wood was in the building acclimating prior to installation. The wood however had a high moister content based on the meter reading. It was a week before the installers came back out to test and get a satisfactory reading.
A moisture meter will be my next investment due in part for the non invasiveness of the device. I have looked at the clients face while an inspector jabbed an awl in the wood stair stringer (toughing the cement basement floor) to check for moister and rot….it was an uneasy feeling to say the least.
In my writing assignment, I choose water intrusion to cover in the Mold inspection course. From the course readings and information given it is the source for the majority of mold problems.
Of the types of intrusion mine is from a ceiling leak, not from the roof as one might expect. This is from a faulty evaporator coil tray located in the attic; this caused the condensate to spill over into the duct and collecting into the lowest part of the system which was the horizontal branch into a bedroom. Below was luckily a storage room and as the duct collected moister the seams leaked and cause the damage you see in the photo.
The remediation part of this project started with a thorough cleaning of the evaporator and tray, the removal of the drywall and insulation surrounding the duct. A section of duct was removed to check for deterioration of the metal and clean any mess. The insulation and drywall was replaced and painted once the system was tested.
The adjacent sink cabinet had been remediated according to the agent, but when you look into the adjacent sink cabinets moisture damage was noted. A musty odor was noted in the cabinets. Upon further evaluation of the sink cabinet it had just been painted. The back wall of this cabinet needs to be remediated to determine the full extent of the scope of work needed.
The attached photo is of the sheathing and framing members of the underside of a roof, right above the attic hatch. There appears to be extensive staining in this area, which is directly above the attic hatch. The attic hatch is loosely secured and has no insulation on top. The weather stripping was damaged allowing warm moist air into this area. After inspecting near the roof edge, it was also noted that the soffit vents were blocked with insulation, providing inadequate air flow into the attic cavity. A recommendation of the installation of baffles and properly sealing the attic hatch would address this issue.
Reading & Writing Assignment
Bathroom Ventilation Ducts & Fans
The primary purpose of the bathroom exhaust fan is to exhaust moist warm air from the interior to the exterior. When the bathroom is below the attic, the most conventional way to exhaust is through the attic cavity and penetrating the roof sheathing, to the outdoors. Controls for exhaust fans vary from a wall switch, a thermostatically controlled unit to the use of a timer switch. It is recommended that all bathrooms have an exhaust fan. Proper venting of bathroom exhausts means using appropriate materials, insulating these materials if passing through attic spaces and preventing pest intrusion by installing a screen at the termination point. Inspection of these fans has found that most fans terminate in the attic, which can lead to condensation problems, leading to mold.
Toilet Inspections
Standard toilets, also known as gravity toilets, are made up of a bowl and a tank. When the lever on the toilet is utilized, a flapper opens and allows water from the tank into the bowl and with the use of gravity, flushes the waste down the waste pipe. The tank is refilled by use of a refill valve and float system within the tank. Inspecting toilets involves checking for cracks, flushing toilets to ensure proper function, checking that the connections between the tank and bowl are secure and ensuring that the floor connection is secure. There are different types of toilets on the market, including dual flush, composting and vacuum assist toilets.