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MOLD
INSPECTION FACTS
The following are several important
points that the consumers should consider before ordering a MOLD
inspection.
The popular standard for hiring a qualified mold
inspector that is gaining more and more credibility comes in 4
basic areas.
1. IAQA (Indoor Air Quality Association)
Membership
2. IESO (Indoor Environmental Standards
Organization) Certified Standards of Practice
3. Board Certified by the ACAC (American
Council for Accredited Certification (formerly AmIAQC
- American Indoor Air Quality Council)
4. E& O insured (Errors and Omissions) &
GL insured (General Liability) Hard to obtain unless
qualfied.)
First and foremost, of the many questions one
should ask when ordering a mold inspection, the most
important could certainly be...WHO is the Inspector(s),
and, what is their level of experience and education?
But...One key question to ask your
prospective Inspector that will tell you a lot about their true
qualifications is...Do they carry Professional Liability
and or Errors and Omissions insurance coverage,
specifically for mold inspections?
E&O coverage
for mold is extremely difficult to obtain, and is very costly. The
Inspectors are required to have extensive experience, qualifications
and certifications before they can be considered for
coverage.
If your prospective
Inspector waivers on that question at all, it probably means
that they do not have E&O coverage and you should
probably look further for your mold Inspector. Most mold
Inspectors who have legitimate E&O coverage, hold it out as a
badge of honor, and are proud to elaborate without
hesitation.
BEWARE! Some
companies claim they are insured, when in reality they are not. They
may indeed have "E&O" insurance, but not specifically to cover
"mold". Note: "Certification" is very
important, but being "certified" does not mean you are "insured".
Do your due
diligence!
ACMI is full insured for Errors & Omissions
through certain underwriters at Lloyds of
London
Again...remember these BASIC
FACTS!
#1. NEVER allow
a mold "remediation"company perform your mold
"inspection". Conversely...NEVER allow the remediation company, that
may be hired after the inspection, to provide post
remediation testing after their own work is
complete.
Until now, inspectors and remediators, for
the most part, have been one and the same, NOT ANY MORE!
It
is an unfortunate fact that many remediation companies still do both
testing AND remediation, or they are directly tied to the mold
inspection company. The unknowing consumer is subject to possible
collusion through exaggeration and unnecessary repairs, and thus,
can end up spending much more money than necessary.
This
fundamental mistake is made by many, and is a classic
CONFLICT OF INTEREST.
DON'T BE
CONFUSED!
Ask the question to the
inspection company: Does your firm also do remediation
work?
#2. There is no state
licensing in California for MOLD inspectors or
consultants. Most MOLD inspectors will claim to be "certified".
This, and their past reputation is about all the consumer has to go
on. "Certified" sounds good but...TAKE A CLOSER LOOK!
A CERTIFICATION CAN BE AWARDED BY
ANYONE!...There
are a large number of MOLD inspectors and many remediators that
boast being "certified". However, in too many cases, the extent of
the education requirements for many of them are minimal. A
so-called "certification" can be obtained a number of ways, that
most believe are less than credible. Methods like; a mail order
audio cassette; or a video lesson on MOLD inspecting, after which,
one fills out a simple 50 or 100 question test, then faxes or
mails the answer sheet back to the "Certifier". Said
certifier then issues said certification, and accordingly, one can
then legally claim to be "CERTIFIED"!
The questions here are
many of course, but a good one is: WHO verifies facts like, WHO is
actually taking the so-called "certification" test?
NOTE: Typically, the "certifier" in scenarios like
these, typically have a monetary interest in issuing as many
certifications as it can issue, (to anyone with a pulse), because in
most cases, the so-called Inspector will then send them ongoing
business. i.e. Many very large, professional, and highly respected
independent laboratories, are thriving on the analysis of
MOLD samples, as major profit center. It is a direct financial
benefit for the laboratory to "certify" as many individuals as
possible. Labs need a constant flow of samples!
There are
several legitimate "certifying" bodies, some of which indeed ARE
laboratories, that require much more rigid and scrutinized training
and require state-of-the-art in-house education and training,
including intense and thorough testing.
Among many qualifications, ACMI is board
certified
by;
The American Council for Accredited Certification - CRMI
(11898);
Environmental Solutions Organization (ESA
0556),CMI;
The Indoor Environmental Standards
Organization(IESO)
Members of the Indoor Air Quality Association
(IAQA).
#3. FACT: "MOLD IS THE
SYMPTOM...WATER IS THE SICKNESS!" Interior MOLD only occurs
when microscopic mold spores and moisture find one
another...and they WILL find one another, ALWAYS!
By eliminating excessive unwanted moisture and
dampness, whether from a plumbing or roofing failure, other
water intrusions or excessive humidity, you minimize
the environment for mold spores to thrive and colonize.
#4. MOLD on its own is
not necessarily a health problem or threat.
However, too many over-react and take expensive and
unnecessary, drastic actions. In part, due to dramatic high
profile lawsuits, and because of the fear being sold by those who
stand to profit!
MOLD is only a threat if we are
ingestion toxic mold spores! The objective of the typical MOLD
inspection, is to identify present and potential, suspicious
and visible mold conditions that could adversely effect the
indoor air quality. And...to provide official certified data to aide
the consumer in obtaining a remediation plan from a remediation
company in order to ultimately solve the documented MOLD
problem.
When indoor air quality testing is performed, at
least one outside air sample is taken to establish "normal". This
test is know as the "baseline" sample.
In most cases, where
sampling does occur, there should be a minimum of 2 to 3 samples
taken, depending on the current conditions and size of the subject
property.
#5. Prior to a MOLD inspection, the
inspection company should take a detailed survey of the entire
situation, prior to testing.
Think of a residence
that has a MOISTURE/MOLD problem, as a "sick" home...NOW, remember
what we do when we are sick or injured and have to go the Doctor?
They ask a lot of questions.
INFORMATION - TRANSLATES TO A
MORE ACCURATE DIAGNOSIS - WHICH TRANSLATES TO AN ACCURATE COURSE OF
ACTION!
If the inspection company fails to ask questions
prior to the inspection and testing, the risk of an inaccurate or
incomplete result increases accordingly
#6. The consumer always has
the option of hiring an AIHA Accredited "Micro-Biologist" or an
"Certified Industrial Hygienist"(CIH) to do a MOLD inspection.
They are a significant step above a "Certified Residential Mold
Inspector" CRMI or "Certified Mold Inspector", however only IF they
are specifically educated in mold and have an extensive background
in building defects. And as one might expect, and
justifiably so, a mold specific CIH's services are typically
significantly more expensive and time consuming.
It
may be a better recommendation to hire a mold specific CIH or
similar, for a variety of unique reasons. One is encouraged to
consider this as the first option. However, at the initial
inspection and testing stage, the same goals can usually be achieved
at the "Certified Residential Mold Inspector" CRMI or
CMI level, for significantly less cost.
#7. The "Hygienist" in today's Mold industry, usually
gets involved AFTER the inspection process, as the
"Remediator", if indeed one is needed. The remediator then follows
the result of the MOLD inspection to
"remediate".
"Remediation" techniques are another
highly debated issue throughout the IAQ industry.
Too often,
a remediator's course of action is too extreme and very costly, and
too often it is based on greed. The extreme measures are not always
the only, or the best measures.
It is common that repairs
that become necessary, can cost two to four times as much because
"MOLD" in involved. The remediator usually uses the, not always
accurate excuse, that his "insurance costs more," etc. and in many
cases is true. But some really go too far! In addition, many
inspection and remediation firms try to see just how deep their
client's pocket is.
In many cases, but certainly not all, the optimum remedy can be
achieved in a much less expensive manor than the extreme remedy,
which in itself usually includes various levels of, tearing down and
rebuilding. The cost-effectiveness must be examined.
BE CAREFUL! BEWARE OF GOUGING!
MANY TAKE EXTREME ADVANTAGE OF THE HIGHLY EMOTIONAL POWER OF THE
WORD "MOLD".
The costs of quality remediation work
will improve and stabilize, as more companies enter the field.
Unlike inspectors, remediators must be licensed in most states, but
few, if any, are regulated on how much they can charge.
#8. The consumer must become
educated on the many "life-style" changes necessary to prevent
future MOLD and water intrusion problems in their property. As well
as, taking ongoing preventive measures, including subsequent
periodical inspections, the cost of which, in most cases, is tax
deductible.
All of which, is intended to
systematically find and eliminate extreme moisture issues that
create the ideal environment for mold to colonize. Thus,
maintaining lower indoor air mold spore levels, through a
conscience, pro-active, prevention based
plan.
REMEMBER - Many thousands
of dollars can be spent to remediate MOLD related contamination.
However, if there is no conscience plan to control and monitor
future moisture problems, the MOLD problems will simply re-occur, as
will the cost to remedy again.
WHO SHOULD
REMEDIATE?
Remember...never hire a mold
inspector who performs mold remediation...or a remediation company
who performs mold inspections or testing!
The following are minimium OSHA Guidlines on WHO
should perform mold remediation and WHEN, and precautions to be
adhered to.
In all situations, the underlying cause of
water accumulation must be rectified or fungal growth will recur.
Any initial water infiltration should be stopped and cleaned
immediately. An immediate response (within 24 to 48 hours) and
thorough clean up, drying, and/or removal of water damaged materials
will prevent or limit mold growth. If the source of water is
elevated humidity, relative humidity should be maintained at levels
below 60% to inhibit mold growth.
Emphasis should be on ensuring proper repairs of the
building infrastructure, so that water damage and moisture buildup
does not recur.
Five different levels of abatement are
described below. The size of the area impacted by fungal
contamination primarily determines the type of remediation. The
sizing levels below are based on professional judgement and
practicality; currently there is not adequate data to relate the
extent of contamination to frequency or severity of health effects.
The goal of remediation is to remove or clean contaminated materials
in a way that prevents the emission of fungi and dust contaminated
with fungi from leaving a work area and entering an occupied or
non-abatement area, while protecting the health of workers
performing the abatement. The listed remediation methods were
designed to achieve this goal, however, due to the general nature of
these methods it is the responsibility of the people conducting
remediation to ensure the methods enacted are adequate. The listed
remediation methods are not meant to exclude other similarly
effective methods. Any changes to the remediation methods listed in
these guidelines, however, should be carefully considered prior to
implementation.
Non-porous (e.g., metals, glass, and hard
plastics) and semi-porous (e.g., wood, and concrete) materials that
are structurally sound and are visibly moldy can be cleaned and
reused. Cleaning should be done using a detergent solution. Porous
materials such as ceiling tiles and insulation, and wallboards with
more than a small area of contamination should be removed and
discarded. Porous materials (e.g., wallboard, and fabrics) that can
be cleaned, can be reused, but should be discarded if possible. A
professional restoration consultant should be contacted when
restoring porous materials with more than a small area of fungal
contamination. All materials to be reused should be dry and visibly
free from mold. Routine inspections should be conducted to confirm
the effectiveness of remediation work.
The use of gaseous, vapor-phase, or
aerosolized biocides for remedial purposes is not recommended. The
use of biocides in this manner can pose health concerns for people
in occupied spaces of the building and for people returning to the
treated space if used improperly. Furthermore, the effectiveness of
these treatments is unproven and does not address the possible
health concerns from the presence of the remaining non-viable mold.
For additional information on the use of biocides for remedial
purposes, refer to the American Conference of Governmental
Industrial Hygienists' document, "Bioaerosols: Assessment and
Control."
3.1 Level I: Small Isolated
Areas (10 sq. ft or less) - e.g., ceiling tiles, small areas
on walls
- Remediation can be conducted by regular
building maintenance staff. Such persons should receive training
on proper clean up methods, personal protection, and potential
health hazards. This training can be performed as part of a
program to comply with the requirements of the OSHA Hazard
Communication Standard (29 CFR 1910.1200).
- Respiratory protection (e.g., N95
disposable respirator), in accordance with the OSHA respiratory
protection standard (29 CFR 1910.134), is recommended. Gloves and
eye protection should be worn.
- The work area should be unoccupied.
Vacating people from spaces adjacent to the work area is not
necessary but is recommended in the presence of infants (less than
12 months old), persons recovering from recent surgery, immune
suppressed people, or people with chronic inflammatory lung
diseases (e.g., asthma, hypersensitivity pneumonitis, and severe
allergies).
- Containment of the work area is not
necessary. Dust suppression methods, such as misting (not soaking)
surfaces prior to remediation, are recommended.
- Contaminated materials that cannot be
cleaned should be removed from the building in a sealed plastic
bag. There are no special requirements for the disposal of moldy
materials.
- The work area and areas used by remedial
workers for egress should be cleaned with a damp cloth and/or mop
and a detergent solution.
- All areas should be left dry and visibly
free from contamination and debris.
3.2 Level II: Mid-Sized
Isolated Areas (10 - 30 sq. ft.) - e.g., individual wallboard
panels.
- Remediation can be conducted by regular
building maintenance staff. Such persons should receive training
on proper clean up methods, personal protection, and potential
health hazards. This training can be performed as part of a
program to comply with the requirements of the OSHA Hazard
Communication Standard (29 CFR 1910.1200).
- Respiratory protection (e.g., N95
disposable respirator), in accordance with the OSHA respiratory
protection standard (29 CFR 1910.134), is recommended. Gloves and
eye protection should be worn.
- The work area should be unoccupied.
Vacating people from spaces adjacent to the work area is not
necessary but is recommended in the presence of infants (less than
12 months old), persons having undergone recent surgery, immune
suppressed people, or people with chronic inflammatory lung
diseases (e.g., asthma, hypersensitivity pneumonitis, and severe
allergies).
- The work area should be covered with a
plastic sheet(s) and sealed with tape before remediation, to
contain dust/debris.
- Dust suppression methods, such as misting
(not soaking) surfaces prior to remediation, are recommended.
- Contaminated materials that cannot be
cleaned should be removed from the building in sealed plastic
bags. There are no special requirements for the disposal of moldy
materials.
- The work area and areas used by remedial
workers for egress should be HEPA vacuumed (a vacuum equipped with
a High-Efficiency Particulate Air filter) and cleaned with a damp
cloth and/or mop and a detergent solution.
- All areas should be left dry and visibly
free from contamination and debris.
3.3 Level III: Large
Isolated Areas (30 - 100 square feet) - e.g., several
wallboard panels.
A health and safety professional with
experience performing microbial investigations should be consulted
prior to remediation activities to provide oversight for the
project.
The following procedures at a
minimum are recommended:
- Personnel trained in the handling of
hazardous materials and equipped with respiratory protection,
(e.g., N95 disposable respirator), in accordance with the OSHA
respiratory protection standard (29 CFR 1910.134), is recommended.
Gloves and eye protection should be worn.
- The work area and areas directly adjacent
should be covered with a plastic sheet(s) and taped before
remediation, to contain dust/debris.
- Seal ventilation ducts/grills in the work
area and areas directly adjacent with plastic sheeting.
- The work area and areas directly adjacent
should be unoccupied. Further vacating of people from spaces near
the work area is recommended in the presence of infants (less than
12 months old), persons having undergone recent surgery, immune
suppressed people, or people with chronic inflammatory lung
diseases (e.g., asthma, hypersensitivity pneumonitis, and severe
allergies).
- Dust suppression methods, such as misting
(not soaking) surfaces prior to remediation, are recommended.
- Contaminated materials that cannot be
cleaned should be removed from the building in sealed plastic
bags. There are no special requirements for the disposal of moldy
materials.
- The work area and surrounding areas
should be HEPA vacuumed and cleaned with a damp cloth and/or mop
and a detergent solution.
- All areas should be left dry and visibly
free from contamination and debris.
If abatement procedures are expected to
generate a lot of dust (e.g., abrasive cleaning of contaminated
surfaces, demolition of plaster walls) or the visible concentration
of the fungi is heavy (blanket coverage as opposed to patchy), then
it is recommended that the remediation procedures for Level IV are
followed.
3.4 Level IV: Extensive
Contamination (greater than 100 contiguous square feet in an
area)
A health and safety professional with
experience performing microbial investigations should be consulted
prior to remediation activities to provide oversight for the
project. The following procedures are
recommended:
- Personnel trained in the handling of
hazardous materials equipped with:
- Full-face respirators with high
efficiency particulate air (HEPA) cartridges
- Disposable protective clothing covering
both head and shoes
- Gloves
- Containment of the affected area:
- Complete isolation of work area from
occupied spaces using plastic sheeting sealed with duct tape
(including ventilation ducts/grills, fixtures, and any other
openings)
- The use of an exhaust fan with a HEPA
filter to generate negative pressurization
- Airlocks and decontamination
room
- Vacating people from spaces adjacent to
the work area is not necessary but is recommended in the presence
of infants (less than 12 months old), persons having undergone
recent surgery, immune suppressed people, or people with chronic
inflammatory lung diseases (e.g., asthma, hypersensitivity
pneumonitis, and severe allergies).
- Contaminated materials that cannot be
cleaned should be removed from the building in sealed plastic
bags. The outside of the bags should be cleaned with a damp cloth
and a detergent solution or HEPA vacuumed in the decontamination
chamber prior to their transport to uncontaminated areas of the
building. There are no special requirements for the disposal of
moldy materials.
- The contained area and decontamination
room should be HEPA vacuumed and cleaned with a damp cloth and/or
mop with a detergent solution and be visibly clean prior to the
removal of isolation barriers.
- Air monitoring should be conducted prior
to occupancy to determine if the area is fit to
reoccupy.
info@THEMOLDINSPECTOR.com
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