• Seller (s)
• Buyer (s)
• Real Estate Agent (s)
• Home Inspector

Set-up:

A buyer wants to live in a location where the majority of the homes are over 50-years old. Many older homes are constructed over a cellar or crawl space with exposed dirt meaning most of these houses have moisture issues.

The Transaction:

A buyer makes an offer subject to a home inspection that is to be conducted during a “Due Diligence” period.
The home inspector reports, among other conditions, the presence of mold in the cellar/crawl space.

Realtors:

Learn these few basic facts: “The term “toxic mold” is not accurate. While certain molds are toxigenic, meaning they can produce toxins (specifically mycotoxins), the molds themselves are not toxic, or poisonous. Hazards presented by molds that may produce mycotoxins should be considered the same as other common molds which can grow in your house. There is always a little mold everywhere – in the air and on many surfaces.” Don’t take my word: visit the source http://www.cdc.gov/mold/stachy.htm

“Molds can be found almost anywhere; they can grow on virtually any organic substance, as long as moisture and oxygen are present. There are molds that can grow on wood, paper, carpet, foods, and insulation. When excessive moisture accumulates in buildings or on building materials, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed. It is impossible to eliminate all mold and mold spores in the indoor environment. However, mold growth can be controlled indoors by controlling moisture indoors.” Don’t take my word: visit the source http://www.epa.gov/mold/

Home Inspectors:

Read the two paragraphs above and do not use terms such as “toxic mold”, “black mold”, “hazardous conditions” or other terms that can misrepresent actual conditions.

By statute this is how a Home Inspector is supposed to perform an inspection and report what they discover.

“Every home inspector shall provide to the person on whose behalf a home or single-family dwelling is being inspected a written document specifying:

(1) The scope of the inspection, including those structural elements, systems, and subsystems to be inspected;

(2) That the inspection is a visual inspection; and

(3) That the home inspector will notify in writing the person on whose behalf such inspection is being made of any defects noted during the inspection, along with any recommendation that certain experts be retained to determine the extent and corrective action necessary for such defects.” Visit this link for additional information:  visit the source http://www.simminspect.com/Inspection-Documents/senate-bill-143-an-act.html

Buyers:

There are no easy answers when it comes to mold. Information provided in this article can apply to any age house. There’s an old saying “It is what it is”. Mold is what it is.

Here are three questions often asked by buyers along with answers provided by the CDC.

1. “I found mold growing in my home; how do I test the mold?

Generally, it is not necessary to identify the species of mold growing in a residence, and CDC does not recommend routine sampling for molds. Current evidence indicates that allergies are the type of diseases most often associated with molds. Since the reaction of individuals can vary greatly either because of the person’s susceptibility or type and amount of mold present, sampling and culturing are not reliable in determining your health risk. If you are susceptible to mold and mold is seen or smelled, there is a potential health risk; therefore, no matter what type of mold is present, you should arrange for its removal. Furthermore, reliable sampling for mold can be expensive, and standards for judging what is and what is not an acceptable or tolerable quantity of mold have not been established. visit the source http://www.cdc.gov/mold/stachy.htm#Q14

2. A qualified environmental lab took samples of the mold in my home and gave me the results. Can CDC interpret these results?

Standards for judging what is an acceptable, tolerable or normal quantity of mold have not been established. If you do decide to pay for environmental sampling for molds, before the work starts, you should ask the consultants who will do the work to establish criteria for interpreting the test results. They should tell you in advance what they will do or what recommendations they will make based on the sampling results. The results of samples taken in your unique situation cannot be interpreted without physical inspection of the contaminated area or without considering the building’s characteristics and the factors that led to the present condition visit the source. http://www.cdc.gov/mold/stachy.htm#Q15

3. Summary

In summary, Stachybotrys chartarum (Stachybotrys atra) and other molds may cause health symptoms that are nonspecific. At present there is no test that proves an association between Stachybotrys chartarum (Stachybotrys atra) and particular health symptoms. Individuals with persistent symptoms should see their physician. However, if Stachybotrys chartarum (Stachybotrys atra) or other molds are found in a building, prudent practice recommends that they be removed.” visit the source http://www.cdc.gov/mold/stachy.htm#sum

Sellers:

Disclose, disclose, disclose. Read the Seller’s Property Disclosure Statement. Fill in all blanks honestly. If you answer yes to any questions provide an explanation without adding opinion comments. If you do not know something provide an explanation. Buyers are looking for historical answers that only you can provide.

Conclusions:

• Molds are everywhere either dormant or active.
• Mold growth (active) is directly related to water.
• An inspection identifying sources of water or moisture, according to the CDC, is more important than identifying the different types of molds that are present.
• Cleaning mold can be very expensive and a waste of time and money if the source of water is not identified and corrected.

Remember this line “The mix of mold indoors should be equal to or less the mix of mold outdoors”. The reason for adding this is to emphasize the point that it is impossible to control mold growth outdoors and every time a door is opened mold spores can enter a living space meaning there will always be some mold. Common sense, correcting water issues and cleaning can prevent most mold issues. Cleaning with chemicals by a professional, if needed, can correct an existing condition but will not prevent future mold growth if water sources remain unchecked.

Finally:

Some states are attempting to create and place standards for mold identification and remediation but existing rules are not uniformly applied. There are no nationwide standards or guidelines for environmental testing, remediation, contractor qualifications, worker training and protective equipment.

There are no clear-cut answers because mold is such a complex issue. Molds can affect each of us in a different way. If you as a buyer feel the purchase of any property will have an adverse affect on your health, don’t purchase the property. On the other hand if you decide to purchase this same property it is unreasonable to ask a seller to spend money to make repairs that may or may not correct the conditions and may not prevent future mold growth.

Lastly visit the web sites included above and become a better informed buyer, real estate agent, home seller or home inspector.

Recently one of my Grandsons asked me if I knew how to text. He was a little surprised when I said yes.

This opened the door for a little Grandfather reminiscing.

I told him that thirty years ago when I was in the building business it was sometimes easier to drive to a place to speak with someone than to get that person to use the technology of the time: answer a page. He asked “Gramps, why didn’t you call them on their cell phone?”

It’s funny how a person’s view of history starts with what they see, hear, and learn.

I started telling him when cell phones were invented and how effective they were then and now. He stopped me. “No that’s not what I am talking about.”  On his cell phone he typed “!” and sent it to my phone.

I looked over my glasses. Without a word he typed “you can answer “huh”.

Another over the glasses look resulted in “CULA”.

Translation “!” I have a comment, “huh” what, “CULA” see you later alligator.

Do you tweet? Are you Linkedin? Did you Google it? Are you on YouTube and Facebook? Have you read the blog? Don’t forget “Meet-up”.

LOL I told them BTDTGTS (Been there, Done that, Got the T-shirt).

To all you silver surfers, TYVM for reading my blog.

If you are interested here are three links to pages that contain acronyms everyone should know.

http://www.netlingo.com/acronyms.php

http://www.netlingo.com/acronyms.php

http://searchcrm.techtarget.com/definition/Twitter-chat-and-text-messaging-abbreviations

“I found mold growing in my home; how do I test the mold?

Generally, it is not necessary to identify the species of mold growing in a residence, and CDC does not recommend routine sampling for molds. Current evidence indicates that allergies are the type of diseases most often associated with molds. Since the reaction of individuals can vary greatly either because of the person’s susceptibility or type and amount of mold present, sampling and culturing are not reliable in determining your health risk. If you are susceptible to mold and mold is seen or smelled, there is a potential health risk; therefore, no matter what type of mold is present, you should arrange for its removal. Furthermore, reliable sampling for mold can be expensive, and standards for judging what is and what is not an acceptable or tolerable quantity of mold have not been established.”

Before reading any further go back and re-read the last sentence. “Standards for judging what is an acceptable or tolerable quantity of mold have not been established.”

An acquaintance and mold remediation professional sent me the following list of 15 items along with a note that reads “keep this as a reference”. He later told me the list is gathered from various sources, articles, and conversations.

• Solve moisture problems before they become mold problems.
• Mold can grow within 24- 48 hours of the initial water problem.
• Remember that every mold problem is a water problem first.
• The mix of mold indoors should be less than the mix of mold outside.
• Consider installing a whole-house/building dehumidifier, ventilator, and filtration system in parallel with the air conditioner.  At the very least, put a $250 dehumidifier in the basement and insert a garden hose drain to the outside so you don’t have to empty the bucket daily.
• The best means of preventing mold is to deny the spores the moisture necessary for germination.
• Mold growth occurs when water problems go unresolved.
• When you’re facing down mold, first tell yourself, “Water is the problem,” and then go find, fix and completely dry up the source.
• If molded:  “when in doubt, throw it out.”
• Bleach only kills some topical mold spores on hard surfaces.
• Mold is an allergen whether it’s dead or alive.
• Mold will come back no matter how well you clean or how well you use an inhibitor, if the area is allowed to become moist or humid again!
• Build it dry, design it to stay dry, and make sure it can dry if it gets wet.
• To kill mold and to help stop any future mold growth, use an EPA-registered mold anti-microbial fungicide.
• Damage due to mold is largely preventable.

This is my typical answer to the question “should I test for mold”?

Molds are everywhere either dormant or active.

Mold growth (active) is directly related to water.

An inspection identifying sources of water or moisture, according to the CDC, is more important than identifying the different types of molds that are present.

Cleaning mold can be very expensive and a waste of time and money if the source of water is not identified and corrected.

Remember this line “The mix of mold indoors should be equal to or less the mix of mold outdoors”. The reason for adding this line here is to emphasize a point. It is impossible to control mold growth outdoors. Every time a door is opened mold spores enter. Water and moisture can be controlled indoors. Common sense and cleaning can prevent most mold issues. Cleaning with chemicals by a professional, if needed, can correct an existing condition but will not prevent future mold growth if water sources remain unchecked.

Visit the CDC’s web site http://www.cdc.gov/mold/stachy.htm.

The list of 15 provided by Blair Dean Ph.D.  C.M.I.  C.M.A. http://asapmold.com.

If leaks ocurr  after January 31, 2009 and within 16 years of the original installation date, additional funds have been made available on a first-come, first-served basis.

PB site

The siding is currently under the original 25 year warranty.

If you have damage, file a warranty claim.

Call 1-877-677-6722 for additional information and to get a warranty claim form.

If you own a house, or mobile home, or other structure with polybutylene plumbing purchased after August 1, 1999, visit Spencer Class.