A comprehensive resource for homeowners and real estate professionals.

Introduction

Mold—it's the unwelcome houseguest that no homeowner or realtor wants to encounter. Beyond being unsightly, mold can compromise structural integrity, decrease property values, and pose serious health risks. Whether you're a homeowner wanting to protect your living space or a realtor helping clients maintain valuable properties, understanding mold prevention is essential.

In this guide, we'll explore practical, effective strategies to keep homes mold-free, identify early warning signs, and address small problems before they become costly nightmares.

Understanding Mold: Know Your Enemy

Mold is a type of fungus that reproduces by releasing spores into the air. These microscopic particles are virtually everywhere, both indoors and outdoors. When spores land on damp surfaces with organic material (like wood, drywall, or fabric), they can quickly develop into mold colonies under the right conditions.

What mold needs to grow:

• Moisture or high humidity (above 60%)
• Food source (almost any organic material)
• Oxygen
• Warm temperatures (typically 77-86°F, though some molds can grow in cooler environments)
• Time (as little as 24-48 hours under ideal conditions)

Common Household Mold Hot Spots

Bathrooms

• Shower stalls and curtains
• Under and around toilets
• Sink cabinets
• Grout between tiles
• Ceiling (especially if ventilation is poor)

Kitchen

• Under the sink
• Behind the refrigerator
• Microwave and other appliances
• Garbage disposal areas

Basement & Crawl Spaces

• Around foundation cracks
• Near sump pumps
• Around windows
• On exposed dirt

Other Problematic Areas

• Window sills and frames
• Air conditioning units and ductwork
• Attic spaces (especially around roof leaks)
• Laundry areas
• Under carpeting in damp areas

10 Essential Mold Prevention Strategies

1. Control Indoor Humidity

Maintain indoor humidity between 30% and 50%. Use dehumidifiers in naturally damp spaces like basements, and monitor levels with a hygrometer (humidity meter).

2. Ensure Proper Ventilation

• Install and use exhaust fans in bathrooms, kitchens, and laundry rooms
• Ensure dryer vents direct air outside, not into attics or crawl spaces
• Consider energy-efficient ventilation systems for whole-house humidity control

3. Address Water Issues Promptly

• Fix leaky roofs, windows, and pipes within 24-48 hours
• Inspect water-using appliances regularly (water heaters, washing machines, dishwashers)
• Clean and repair roof gutters to prevent water seepage

4. Improve Air Circulation

• Don't push furniture completely against the walls
• Open doors between rooms
• Use ceiling fans to increase air movement
• Open windows when weather permits (unless outdoor humidity is high)

5. Basement and Foundation Care

• Apply waterproof sealants to basement walls and floors
• Ensure proper grading around foundations to direct water away
• Consider installing a sump pump if basement flooding is an issue

6. Smart Bathroom Habits

• Squeegee shower walls after use
• Hang towels to dry completely
• Leave the shower doors/curtains open to allow drying
• Clean bathroom surfaces regularly with mold-inhibiting products

7. Strategic Landscaping

• Don't place mulch directly against home foundations
• Trim vegetation to allow airflow near exterior walls
• Ensure sprinklers don't spray directly onto the house

8. Mold-Resistant Building Materials

When renovating or building, consider:

• Mold-resistant drywall or Sheetrock
• Mold-inhibiting paints
• Paperless drywall for bathrooms
• Cement board in shower and bath areas

9. Regular Home Inspections

• Check hidden areas quarterly (behind appliances, under sinks)
• Inspect attics during rainy seasons
• Look for water stains, discoloration, or musty odors

10. HVAC Maintenance

• Change air filters regularly (every 1-3 months)
• Have ducts professionally cleaned if mold is suspected
• Consider UV lights for HVAC systems to kill airborne spores

Early Warning Signs of Mold Problems

Be alert for these indicators that mold might be developing:

• Musty, earthy odors
• Visible water stains or discoloration
• Peeling or bubbling paint/wallpaper
• Warping of wood
• Increased allergy symptoms indoors
• Excessive condensation on windows or pipes

Health Impacts: Why Mold Prevention Matters

Mold exposure can cause various health issues, especially for sensitive individuals:

• Nasal congestion, coughing, and wheezing
• Eye irritation
• Throat irritation
• Skin rashes
• Headaches
• More severe reactions in those with asthma or compromised immune systems

For Realtors: Protecting Your Clients and Listings

During Property Evaluations

• Know how to spot potential mold issues during walkthroughs
• Recognize "cover-up" signs like fresh paint in unusual areas
• Include mold inspections in standard home inspection recommendations

When Listing Properties

• Advise sellers on addressing mold issues before listing
• Document mold remediation efforts
• Understand disclosure requirements in your state
• Consider pre-listing inspections to identify problems early

Protecting Vacant Properties

• Set thermostats appropriately (usually above 55°F)
• Consider periodic dehumidification
• Ensure regular property checks
• Maintain minimal water use in plumbing systems

DIY Mold Cleaning Solutions

Important Safety Notes:

• Never mix bleach with ammonia or other household cleaners
• Always wear gloves and a mask when cleaning mold
• Ensure adequate ventilation

When to Call Professionals

Consider professional help when:

• Mold is inside HVAC systems
• There's mold growth after flooding with contaminated water
• You suspect hidden mold in walls or ceilings
• Residents experience health symptoms potentially related to mold
• Different smells that you are unfamiliar with, especially in attics, crawl spaces and basements

Seasonal Mold Prevention Calendar

Spring

• Check for winter water damage
• Clean gutters after spring blossoms
• Inspect the roof after winter weather
• Test the sump pump before spring rains

Summer

• Monitor air conditioning systems
• Check for condensation issues
• Inspect outdoor sprinkler spray patterns
• Clean and dry pool equipment properly

Fall

• Clear gutters of autumn leaves
• Check window seals before winter
• Inspect attic ventilation
• Examine the basement for summer condensation issues

Winter

• Monitor indoor humidity during the heating season
• Check for ice dams on roofs
• Ensure proper ventilation when using humidifiers
• Inspect pipes in cold areas for condensation

Conclusion

Preventing mold is far easier and more cost-effective than addressing an established problem. By implementing these strategies, homeowners can protect their health and property value, while realtors can better serve clients by identifying potential issues early.

Remember, the key to successful mold prevention lies in controlling moisture, ensuring proper ventilation, and staying vigilant through regular inspections. Taking these proactive steps today can save thousands in remediation costs tomorrow.

The Critical Difference in Oil Tank Sweep Technology That Could Save You Thousands

When purchasing real estate, oil tank sweeps are among the most essential environmental inspections homebuyers request. However, not all oil tank detection methods offer equal reliability. Understanding the difference between basic metal detectors and advanced Ground Penetrating Radar (GPR) technology could save you thousands in unexpected remediation costs.

The Limitations of Standard Metal Detectors

Most budget oil tank sweep companies use simple metal detectors—the same technology hobbyists use to find coins at the beach. While these devices can detect metal objects underground, they provide extremely limited information:

• No visual representation of the buried object
• Cannot determine the precise size or orientation of the tank
• Cannot differentiate between a tank and other metal debris
• No depth information or dimensional data
• Frequently result in false positives and misidentification

Real-World Consequence: We recently worked on a property where a metal detector survey incorrectly identified an oil tank as running under a concrete driveway. When we removed the tank, we discovered it ran parallel to the driveway. This single error would have cost the homeowner an unnecessary $1,200 in concrete restoration.

The GPR Advantage: Seeing What's Actually Underground

Ground Penetrating Radar (GPR) works like sonar for the earth—sending signals into the ground that reflect off buried objects, creating detailed images of what lies beneath the surface. This advanced technology offers crucial benefits:

• Creates visual representations of buried objects
• Determines precise size, depth, and orientation of tanks
• Differentiates between tanks and other underground structures
• Identifies tank features, including fill and vent pipes
• Detects non-metallic objects that metal detectors miss completely

Why Professional GPR Tank Sweeps Are Worth the Investment

GPR oil tank sweeps typically cost a few hundred dollars more than basic metal detector surveys. However, this small upfront investment provides significant advantages:

1. Superior Accuracy: GPR technology provides detailed images of underground structures, not just "beeps" when metal is detected
2. Cost Savings: Prevents expensive excavation mistakes and unnecessary property damage
3. Comprehensive Detection: Identifies both metal and non-metal underground features
4. Professional Expertise: GPR operators typically have extensive experience with actual tank removal

The Hidden Risk of Budget Tank Sweep Services

Companies using only metal detectors often have:

• Minimal startup costs (just $1,000 for basic equipment)
• Limited insurance coverage for errors and omissions
• Less experience with actual tank removal operations
• No visualization capabilities for underground objects

Experience Matters: The Curren Environmental Difference

At Curren Environmental, we've been locating and removing oil tanks for nearly 30 years. Our experience has taught us that metal detectors alone are unreliable, which is why 100% of our residential and commercial oil tank sweeps utilize GPR technology.

Our technicians undergo intensive training that includes:

• Hands-on experience with actual oil tank removal projects
• Recognition of historical indicators of oil heating systems
• Interpretation of GPR imaging data
• Understanding of various tank installation methods and locations

Conclusion: The Smart Investment in Property Protection

When purchasing property, the modest additional cost of a professional GPR oil tank sweep is insignificant compared to the potential thousands in remediation costs from an undetected tank. Remember: in environmental inspections, you truly get what you pay for.     

Contact Curren Environmental - Tank Sweep & Removal Experts

Are you staring at your mold test results feeling confused and concerned? You're not alone. Understanding mold test reports can feel like deciphering a foreign language. In this comprehensive guide, we'll break down exactly what those numbers and technical terms mean for your home and health.

Types of Mold Testing Explained

When investigating potential mold issues, professionals typically use two main testing methods:

Surface Sampling

Surface sampling directly targets visible suspicious growth to confirm whether mold is present and identify the specific types. These tests are performed using:

• Tape Lift Samples: A clear adhesive tape is pressed against the suspect area, "lifting" mold spores for laboratory analysis
• Swab Samples: A sterile swab collects material from the suspect surface

Surface sampling is ideal when you can visibly see discoloration or suspect growth. These tests tell you exactly what's growing on a specific surface but don't necessarily reveal the full extent of airborne contamination.

Air Sampling

Air sampling captures microscopic airborne mold spores that may be circulating throughout your home. This method involves:

• Running air through a specialized collection device
• Capturing spores on a slide or culture medium
• Laboratory analysis to identify types and quantities of mold present

Air samples provide crucial information about what you're breathing. They can detect problems even when mold isn't visible, making them essential for thorough assessments.

Most professional inspectors use non-viable air sampling, which counts all spores regardless of whether they can grow (viable) or not. This approach recognizes that even dead mold spores can cause health issues.

Understanding Your Mold Test Report

When you receive your mold test results, you'll typically see:

1. Types of mold identified: Different species names (like Aspergillus, Penicillium, or Stachybotrys)

2. Concentration levels: Usually shown as spores per cubic meter (spores/m³) for air samples

3. Comparison data: Indoor vs. outdoor levels and/or between different rooms

The interpretation is where many homeowners get confused. Here's the crucial point: There are no federal or state standards for "acceptable" mold levels in homes.

Why There Are No "Safe" Mold Standards

Unlike other environmental contaminants, mold doesn't have government-established Maximum Exposure Limits (MELs). This creates confusion but happens for several scientific reasons:

• Individual sensitivity varies dramatically - what affects one person may not affect another
• Sampling techniques have inherent limitations and can give different results even in the same space
• Mold species have different health impacts - raw numbers don't tell the whole story
• Limited research exists on precise exposure-response relationships in humans

Instead of rigid standards, professional mold assessors follow general interpretation principles based on:

1. Indoor vs. outdoor comparison: Generally, indoor mold counts should be lower than outdoor counts

2. Composition analysis: The types of mold found are often more important than total numbers

3. Distribution patterns: How mold types are distributed throughout the home

Red Flags in Your Mold Report

While there's no magic number that indicates a problem, certain findings should raise concerns:

1. Water-Damage Indicator Molds

Some mold types rarely appear in significant numbers without a moisture problem. High indoor levels of these "marker fungi" strongly suggest water damage:

• Aspergillus species
• Penicillium species
• Stachybotrys chartarum (sometimes called "black mold")
• Chaetomium species
• Ulocladium species

Finding these indoors at higher levels than outdoors almost always indicates a moisture problem requiring attention.

2. Indoor Levels Exceeding Outdoor Levels

Since mold naturally exists outdoors (in soil, mulch, and vegetation), outdoor air typically contains more mold spores than indoor air. When indoor levels exceed outdoor levels, especially of specific mold types, it suggests an indoor mold source.

3. Unusual Distribution Patterns

Different rooms showing dramatically different mold profiles can help pinpoint problem areas. For example, significantly higher levels in a basement compared to upstairs living spaces might indicate basement moisture issues.

Beyond the Numbers: What's Causing Your Mold Problem

The most important part of mold testing isn't just confirming its presence – it's understanding why it's there in the first place.

Mold requires moisture to grow. No exceptions. Finding the water source is essential for long-term resolution. Common culprits include:

• Leaking pipes or plumbing fixtures
• Poor drainage around foundations
• Roof or window leaks
• Condensation due to inadequate ventilation
• High indoor humidity (above 60%)
• Previous water damage that wasn't properly remediated

A comprehensive mold assessment should always include a thorough inspection for water intrusion and humidity issues.

Next Steps: What to Do After Receiving Mold Test Results

If your results indicate a mold problem, follow these steps:

1. Address the moisture source first - Removing mold without fixing the water problem guarantees it will return
2. Determine the extent of contamination - Small areas (under 10 square feet) might be manageable as a DIY project
3. Consider professional remediation for larger problems, especially if water-damage indicator molds are present
4. Create a remediation plan that includes containment to prevent cross-contamination
5. Consider post-remediation verification testing to ensure the issue is resolved

FAQs About Mold Testing

Q: Can mold testing tell me if my home is safe?
A: While testing can identify problematic conditions, there's no universal "safe" threshold. Results should be interpreted alongside visual inspection findings and health concerns.

Q: Should I test for mold if I can already see it?
A: If visible mold is present, testing may not be necessary except to identify specific species or determine airborne spread. The priority should be addressing the moisture source.

Q: How often should I test for mold?
A: Most homes don't need regular mold testing unless there are ongoing moisture issues, known health concerns, or after water damage events.

Q: Does the type of mold matter, or is all mold bad?
A: While all molds require moisture control, certain types (like Stachybotrys or Chaetomium) more strongly indicate serious water problems and may produce more potent allergens or irritants.

Need help interpreting your specific mold test results or addressing a mold problem? Our certified mold assessment professionals can provide personalized guidance. Contact us today for a consultation.

[Learn more about our mold inspection and remediation services →]

Read our comprehensive Mold FAQ →

Oil tank sweep inspections are gaining traction, leading to a surge of small companies equipped with metal detectors touting their professionalism. But can they truly deliver?

At Curren, we've encountered numerous oil tank sweep companies and reviewed their reports, often with disappointing results. In many cases, these one-person shops scan for an oil tank and provide a report that recommends  “oil tank removal”, which requires a few weeks to ramp up to perform with permits and utility mark out.  On the day of removal, it turns out to be little more than a sham, involving no oil tank in the ground at all. Unfortunately, clients are left feeling deceived, as their money is used for the tank removal, with no oil tank removed from underground. All the while, the real estate transaction is stalled.

It's time to choose a trustworthy partner for your tank removal needs—make informed decisions to protect your investment. What makes a great oil tank sweep inspection company? A company that removes oil tanks—one that knows oil tanks inside and out.

Oil Tank Sweep Fail.  The company said there was an oil tank.  No tank was found. 

Many inspections are performed when buying a home, and most are cursory visual inspections of the HVAC system, soffits, chimneys, foundation, plumbing, sidewalks, decks, swimming pools, etc.  These building components are commonly evaluated as part of your home inspection.  What is missed by many buyers is the environmental liability aspect of purchasing a home. Environmental can be asbestos, radon, mold, lead paint, and oil tanks.  Of all these environmental liabilities, oil tanks represent the biggest risk relative to remedial costs.  A hidden underground oil tank can cost a couple thousands of dollars to a new homeowner if it's not caught during the inspection process.  Worse is when an oil tank leaks, which can lead to costs in the tens of thousands of dollars.

If you're considering whether to get an oil tank sweep, remember this: when you decide to sell your home in the future, potential buyers may request one. Taking care of it now can save you stress and help you avoid surprises later. Over the past 30 years oil tank sweeps, oil tank scans, and/or oil tank inspections have become a common part of the home-buying process.

Why perform an oil tank sweep?

Oil tanks belong to the property and if you buy a home with an oil tank you purchased all the costs associated with the oil tank, including oil tank removal, soil testing, and the most expensive part soil remediation (if required). 

Oil heat was popular in the Northeastern United States from the 1930s to the mid-1980s, this time frame encompasses a large part of the homes in the Northeast, meaning chances are the home you are looking to purchase utilized oil heat in the past.  Also, homes built before 1930, most likely had oil heat. since coal was phased out as soon as a homeowner had a chance to switch, since coal required physical feeding of the furnace several times a day during the heating season.

 What percentage of tank sweeps find prior oil heat?

With over 30 years of experience with oil tanks, we have crunched the numbers and found an average of about 75% of the oil tank sweeps find evidence of prior oil heat.  That number should not be that surprising since natural gas really only became popular in the 1970s.

Who pays for the oil tank sweep?

Buyers typically pay for the oil tank sweep as it is part of their due diligence.  Due diligence is what a reasonable person would do to investigate a property for problems prior to ownership.

Do property owners ever do oil tank sweeps?

Most property owners do not perform oil tank sweeps as they do not want to find an oil tank.

Oil Tank scan with Ground Penetrating Radar (GPR) or metal detector?

You should use both GPR and a metal detector to be thorough when performing a tank scan or oil tank sweep. Rely on GPR the most as it is what commercial sites use, metal detectors are more to prove that the object found by GPR is metallic.  Remember, the best equipment is the most expensive, an $800.00 metal detector on Amazon.com should not be relied upon.

Metal detectors beep if they find iron sand (a real thing), buried pipes, get too close to a metal fence or a structure with metal (yes homes have metal) or simply encounter buried metallic trash.   GPR uses a screen so the geophysical technician can see the graphical image detected by the GPR antenna.     Larger signals are tanks, smaller signals are usually pipes.

Should the oil tank scan company perform removals?

Yes, the oil tank scan company should be responsible for removing oil tanks. This is because their technicians are well-versed in identifying underground and aboveground oil tanks, as well as recognizing other potential structures. Curren has been contacted by many clients who have hired oil tank scan companies and discovered anomalies or tank-like structures on their properties. These clients often request either a Ground Penetrating Radar (GPR) scan to further investigate or an immediate tank removal. The cost for tank removal typically exceeds $1,000, and in many cases, no actual tank is found. Instead, there may be large rocks, sewer lines, clay deposits, iron sand, or other materials that resemble a tank structure.

Lead Inspection with XRF

Lead paint inspections in New Jersey are required by law for rental properties. But what if you own the property as a rental, and you have completely stripped it down to the studs and rebuilt it? Can you do a lead-free inspection with an XRF, and be done with lead testing on that property forever?

Lead-Free Certification

XRF technology allows rental property owners the pathway for lead-free certification. If your rental property was built on or before 1978, then you must have a lead paint inspection, and there are two inspections, either the Lead Paint Risk Assessment, which is done every three years depending on tenant turnover, and is not lead-free. The Lead Paint Inspection is done with the XRF; if the inspection goes as planned, it will be the last lead inspection on that property. But there are stipulations when proceeding with the inspection.

How to prepare for the XRF Lead Paint Inspection

For starters, the rental property cannot look like this:

1. No one can be at the property, no renters, no animals roaming. NO ONE.
2. No furniture can be up against the wall. Technicians need to be able to reach the trim. Technicians should not move furniture or touch items of the renters.
3. The property should be well-lit.
4. The landlord should let the renter know exactly what is taking place and should meet or allow the technician access to the property, for the safety of the technician and the renter.
5. The inspection will take a good 3-4 hours if not more depending on the size of the property.
6. The property will have been completely rehabbed, meaning stripped down to the studs.

Failures of the XRF Lead Paint Inspection

Curren Environmental has come across many rental property owners who have asked for the XRF Lead Paint Inspection and have failed. Failures are due to the property not being rehabbed and property owners thinking they may be able to slip by with the XRF missing something. But let me tell you, Curren has done many Lead Paint Inspections with the XRF and we have found plenty of areas that have lead, and we have had to drop down to Lead Risk Assessment, which is done every two years in New Jersey. Before you ask for the Lead Pain Inspection, make sure that your property is lead ready, or lead-free!

Environmental regulations are confusing, Curren Environmental has over 26 years helping clients navigate the regulatory landscape. 

Buying a home built before the 1990s? Get a Tank Sweep.

Many inspections are performed when buying a home, and most are cursory visual inspections of the HVAC system, soffits, chimneys, foundation, plumbing, sidewalks, decks, swimming pools, etc.  These building components are commonly evaluated as part of your home inspection.  What is missed by many buyers is the environmental liability aspect of purchasing a home. Environmental can be asbestos, radon, mold, lead paint, and oil tanks.  Of all these environmental liabilities, oil tanks represent the biggest risk relative to remedial costs.  A hidden underground oil tank can cost a couple thousands of dollars to a new homeowner if it is not caught during the inspection process.  Worse is when an oil tank leaks, it can lead to costs up to tens of thousands of dollars. Are you ready for that?

When people are on the fence about doing an oil tank sweep, I tell them that if there is an oil tank, when you buy the home, you buy the home and the oil tank problem. 

Over the past 26 years oil tank sweeps, oil tank scans and/or oil tank inspections have become a common part of the home-buying process.

Why perform an oil tank sweep?

Oil tanks belong to a property and if you buy a home with an oil tank you buy all the costs associated with the oil tank, meaning oil tank removal, soil testing and most expensive oil tank remediation. 

The photo below is a remediation of a leaking oil tank.

Oil heat was popular in the Northeastern United States from the 1930s to the mid-1980s, this time frame encompasses a large part of the homes in the Northeast, meaning chances are the home you are looking to purchase utilized oil heat in the past.  Also, homes built before 1930, most likely had oil heat since coal was phased out as soon as a homeowner had a chance to switch, since coal required physical feeding of the furnace several times a day during the heating season. Find out More info on Tank Sweeps. 

What percentage of tank sweeps find prior oil heat?

With over 26 years of experience with oil tanks, we have crunched the numbers and found an average of about 75% of the oil tank sweeps find evidence of prior oil heat.  That number should not be that surprising since natural gas only became popular in the 1970's.

Who pays for a tank sweep?

Buyers typically pay for the oil tank sweep as it is part of their due diligence.  Due diligence is what a reasonable person would do to investigate a property for problems prior to ownership.

Do property owners ever do oil tank sweeps?

Most property owners do not perform tank sweeps as they do not want to find an oil tank.

The photo below shows a tank found by Curren during a GPR scan.   Home built in 1978, sold in 2016, with no oil tank sweep.

 Oil Tank scan with Ground Penetrating Radar (GPR) or metal detector?

You should use both GPR and a metal detector to be thorough when performing an oil tank scan or tank sweep. Rely on GPR the most as it is what commercial sites use, metal detectors are more to prove that the object found by GPR is metallic.  Remember, the best equipment is the most expensive, an $800.00 metal detector on Amazon.com should not be relied upon.

Metal detectors beep if they find iron sand, buried pipes, get too close to a metal fence or a structure with metal, and yes homes have metal, or simply encounter buried metallic trash.   GPR uses a screen so the geophysical technician can see the graphical image detected by the GPR antenna. Larger signals are tanks, and smaller signals are usually pipes.

Do you need a Ground Penetrating Radar/ Tank Scan?  Call Curren Environmental Today.

Are you having health issues, such as being sleepy, irritable, angry, tired, achy, or even joint pain? There is a possibility that it could be airborne mold spores that are making you feel ill, but what if it’s not airborne mold spores?

Curren Environmental fields many calls where the client hasn’t been feeling well has several health symptoms, and has not had any findings as to what is causing these symptoms. Google is a great resource and people find that they may have health issues due to mold growth. People then hire a mold inspector to visually inspect the home and provide air samples of some sort. Air sampling is when a machine is used to capture air in a small capsule, which is sent to the laboratory to look for mold spores. Every house will have some sort of airborne mold spores, no home is completely mold-free.

Once the inspection is complete, you should receive a report detailing what was done during the mold inspection and the interpretation of the lab data. Curren finds many inspectors leave out the interpretation of the lab data, which is pertinent information for the homeowner.

Per the mold inspection report, and the lab data, no visual mold is present and the airborne mold spore lab data shows airborne mold spores below industry standards and complying with typical indoor airborne mold spores – what do you do next?

Some homes accrue large amounts of dust. What is dust? Dust in homes is composed of about 20–50% dead skin cells. So most of the dust is from you, your family, and the animals that share your home with you. If the dust is not cleaned, it can lead to insect growth and a larger problem, health issues. Curren recommends periodically cleaning the interior of your home when mold is not present but dust and dirt are, dust can cause allergies and health issues as well. The CDC says “Maintaining safe cleaning habits helps remove most germs, such as harmful viruses or bacteria, on household surfaces”.

If you have health problems and have exhausted your investigations, it might be time for a deep cleaning.

Mold is a four-letter word, and it seems simple, right? Mold is indoors and outdoors, while outdoors it is needed to break down some parts of the environment, mold growth indoors can be very different. Molds are spores that grow in specific environments and can harm your health when found in abundance inside of your home.   When mold grows on organic indoor surfaces, it then can become airborne mold spores.

Why do you get a Mold Inspection?

A mold inspection is requested when mold growth is suspected. Mold growth is suspected when you either see a difference in color on an organic surface, or there is an odor coming from a room or area. Mold is also suspected if there is a leak somewhere on the interior of a property that was not properly fixed or fixed within 72 hours of the leak.

Mold Inspections are also requested during real estate transactions. During the home inspection, the home inspector may notice a “mold-like substance”, “discoloration” or “an odor that smells like mold growth”. Many home inspectors do not do mold testing, nor mold reporting and refer the buyer to have a mold inspection.

How is a Mold Inspection performed?

Mold inspectors differ in the way they provide mold inspections. An experienced mold inspector would walk the outside of the property and look at the grading towards and away from the building/home. The mold inspector would look for signs of water intrusion that would come from the outside of the property.

After the exterior of the property is thoroughly examined the mold inspection moves to the interior of the property. Once on the inside the area of concern is inspected. The area of concern would be certain rooms, rooms or it may be the entire property.

Once inside the property, the visual mold inspection looks for certain clues for mold such as discoloration, smell, and insects. Yes, insects seem to be around areas where mold growth is present due to the moisture. If requested, or suggested mold testing is done. Mold testing is done either by surface sampling an area where mold seems visual and is questioned, or when there is a finish area and there is a foul smell and there are no visual signs of mold and if someone is curious as to what type of mold spores are airborne.

Mold Testing

There are different ways to test for mold. Curren Environmental provides two types of mold testing, surface, and airborne testing. There are take-home tests that use petri dishes, and some other mold inspectors use a swab sample.

Mold Surface samples are acquired by placing the piece of glass tape side to the area of concern. The sample area is photographed and then placed into a container. That sample is taken to a laboratory where the mold spores are inspected under a microscope for mold spores.

Mold air sampling is acquired by using a small container, the size of a shot glass, and placed on a tripod at breathing height in the center of the room. A photograph of the sample area is acquired prior to starting the mold sample. The sample can be acquired for five minutes or ten minutes. Depending on the debris that is in that certain room, industry-standard most likely uses the five-minute sample (75 liters).

Photographing the area where the mold sample was acquired is a must, if this is not represented in the mold report, you will not understand where the mold growth is and where it is coming from. Also, from a mold remediation standpoint, you will not know how to quote mold remediation without photographs.

What is mold lab data, and do you read it?

Mold lab data is acquired after samples are dropped off at the lab of choice. Once the mold samples are looked at by the lab, lab data is generated. This lab data states the type of mold spore and the amount of mold spores.

Many mold inspectors only include lab data and say that is the mold report – it is not, it is just that mold lab data. You are not expected to read mold lab data and figure out where the mold is, how much mold you have, and why you have mold from lab data. For example, you go to the doctor to get blood work. You see your lab data first, the lab data says you have high cholesterol, so you kind of freak out. Once you speak to the doctor, your doctor says no, that it is not high because you do not have these other three underlying issues. So, you were incorrect, which is what we see with people reading lab data.

Mold will be in your house at some level, there are no mold-free homes. There are spore types that are extremely related to health issues and others that are not. It is not for you to figure out, but for your mold inspector to report and relate to you.

What does a Mold Inspection Report Detail?

Mold Inspection reports are not lab data from EMSL or EMLab or any other lab. A mold inspection is a detailed representation of the mold inspection that occurred on the property on the day of the inspection.

What should the mold inspection include?

• Photos, more photos & more photos
• Reporting on where the inspection took place.
• What was done at the inspection, such as Infrared, Air Testing, Surface Testing, etc.
• Whether or not mold exists.
• If mold exists, where is the leak/moisture problem?
• What and where the testing occurred, with clear photos of the actual acquired sample area.
• Discussion on the lab data, and what the lab data means in the perspective of mold growth and airborne mold spores on the property.
• If there is mold growth, recommendations for removal.

Mold reporting after the mold inspection paints a clear picture of what mold is to your property. Where the mold is, where it is coming from, and how to fix the water problem and the mold issue.

Mold Peer Review

A mold peer review is just that, reviewing the information that was given to you from another mold inspection. Usually, mold peer reviews are done because the mold inspector or person who took the samples can't give a clear answer as to whether there is mold growth or airborne spores in the property. Peer reviews typically ask for the lab data, any photos, the inspection report (if any), and the reason for the mold inspection. Many reasons for mold inspections are due to a driver such as a real estate transaction or health issues, rental properties, or when leaks and environmental issues occur, and the homeowner is asking for the home inspection.

Mold Remediation based on Lab Data

Mold remediation is the removal of mold. Mold remediation is based on different factors pertaining to mold at a property. To prepare a mold remediation quote the following is required/needed:

1. Area of concern
2. Size of area
3. Is there sheetrock?
4. Is containment needed?
5. Is the area accessible?
6. Many more questions and depend on the property itself.

When it comes down to it Mold Remediation is HEPA vacuuming, cleaning, and using a fungistatic coating to keep the mold growth from coming back.

What did you pay for in your mold inspection?

An experienced mold inspector will inspect the exterior of the property, and the interior area of concern and provide feedback. Remember, as it is said with almost everything, you get what you pay for. If you want a remediation quote, you may need a mold inspection so that you don’t overpay on your remediation costs…that’s another topic to cover later.

NJDEP No Further Action Letter or "NFA"

An NFA is a document, typically one page, that is issued by the New Jersey Department of Environmental Protection’s (NJDEP’s) Heating Oil Tank (HOTs) program to close out the contamination issue of a heating oil tank discharge.

Basically, the No Further Action Letter is an environmental release of “No Further Action” from the New Jersey Department of Environmental Protection (NJDEP) and the culmination of a property's environmental remediation, which can include tank removal, remediation, and testing.

Only residential sites receive an NFA.

Can an NFA be rescinded?

Unfortunately, an NFA can be rescinded or withdrawn if it is found that the subject site that received the NFA has contamination that is above applicable NJDEP standards for either soil or groundwater. Rescinding an NFA is rare but does happen.

Will every residential oil tank receive an NFA letter?

To be applicable for an NFA letter you would need a site with a tank that leaks.   You would then need to document that the leak as it occurred is to the extent (minimal) that petroleum levels are below NJDEP standards or that remediation was performed that reduced petroleum levels to be within NJDEP acceptable standards.  If your oil tank does not leak, you will not obtain an NFA. If your oil tank does not leak, the NJDEP and the EPA are not contacted.  

How do you obtain an NJDEP NFA?

You must employ an NJDEP-licensed firm and an individual for the work and submit documents in the form of a report with applicable NJDEP forms to NJDEP with a $400.00 review fee. The NJDEP will review these documents, typically within 30 days, and issue an NFA if applicable. If the NJDEP reviews submitted documents and find the site is not in compliance, the NJDEP will not issue an NFA and will list what is lacking and needs to be performed to obtain the NFA

Can a site receive two NFA letters?

If the site has two leaking oil tanks, of which some properties had 2 oil tanks, then yes two NFA’s can be obtained.

Can a property be sold without an NFA letter?

There is no law that prevents the sale of a residential oil-contaminated site. Yes, a property can be sold without an NFA letter, and a contaminated property can be sold, it is finding a buyer that would be difficult.  That buyer may not be able to get a mortgage or home insurance due to the contamination. 

How can I obtain a copy of an NFA for a site where an NFA was issued?

First, if an NFA is issued, the property owner should hold a copy of the letter and the NFA should be issued to subsequent property owners during the sale of the property.

NFAs are now electronic.  

An NFA is a matter of public record so a copy can be obtained via an OPRA.  An NFA is issued to the responsible party (RP), typically the property owner, a copy to the local Board of Health and to the municipal clerk of the city, township, or municipality where the property is located.  The NJDEP also has a copy.

CALL CURREN TODAY

When I bought my house, environmental inspections were not advised.

As a first-time home buyer, we bought a single-family home. During that period, inflation was high, interest rates high and home prices were high. There were not many homes on the market so there were bidding wars, pay by cash (not paying by cash), and at that time, environmental inspections didn’t matter. What mattered was purchasing your first dream home fast, before it was gone, and being near friends and family, and that home was hard to come by.

Environmental inspections during real estate transactions were not advised at the beginning of the 2000s. Our inspections included a home inspection, carbon monoxide, well water and that’s it. We negotiated a few items and boom, after a little trouble with hurricanes and insurance at closing, we were homeowners. Luckily for us, we had friends on both the mortgage and title side who helped the transaction pull through. But our friends weren’t environmental experts, and we barely had any environmental inspections performed.

Regarding environmental inspections,   I wish I knew what I know now. Working at Curren Environmental is an eye-opener regarding performing environmental inspections. Some of the environmental inspections that every buyer should do are the following:

• Underground oil tank sweep using ground-penetrating radar.
• Radon Inspection.
• Lead Inspection.
• Air quality test.
• Mold inspection.
• Roof inspection.
• Septic – if I had a septic tank.
• Termite Inspection.
• Sewer line scope
• Well water testing.
• Asbestos

While you may think that all those environmental inspections are a little over the top when buying your home, it's not. All of those environmental inspections addressed above may cost you more money, but that money that you are putting out for inspections will save you in the long run.

Underground oil tanks can cost thousands and thousands of money, time, and anguish. If the property you are buying was built before the 1980s, get a tank scan. While the owners may not know there is a tank, they may have bought a home when tank scans were not being performed and may honestly not know if there is an underground oil tank on the property.  

Radon inspections are of the utmost importance. You should be able to search your state for a map of where radon is located, if you are in a high radon zone you should have a radon test run and a mitigation system installed. Radon is unseen and deadly.

Lead inspections are for houses built before 1978. If you have small children, lead inspections should be performed. Lead paint tastes sweet to children and lead is a metal, it never leaves your body.

Mold inspections, mold testing, and air quality tests are considered environmental inspections. Mold inspections look for signs of visual mold growth and water entry. Testing for mold can be done through surface sampling when you think that spot may be mold. Air testing for mold and air quality testing should be done when there was a leak or moisture intrusion and you can not see any visual mold growth and a smell that seems musty, for example, intrusion from an exterior water source such as through the walls. Leaks can occur from above as well, through roofing or through leaking pipes and condensation. A must for air testing is in finished basements, no one has x-ray vision and you don’t know what lurks behind that sheetrock wall.

Roof inspections will determine how old the roof is if there are problems with the roof, and when the roof should be replaced. If you have a septic system, have it inspected.  Find out if it is the original septic system with the property or if it is the 2^nd system. Scoping your sewer line is a must for an environmental inspection. Coming from someone who just had their lines replaced, it is no fun, and no offense to the contractors who do the job, your yard is going to be a mess after.

Well water tests for certain chemicals and contaminants in your drinking water. Also, look for whole-house water filters and tankless water heaters. Water heaters don’t last forever, and a tankless water heater saves on bills, it only heats the water when needed.

Asbestos is found in older homes because asbestos, in the past, was the wonder fiber of the future. Not all asbestos needs to be removed, if it is contained, it shouldn’t be a problem. When asbestos is airborne, it is a problem. Testing the home will help in making decisions later if you decide to renovate the home.

Environmental inspections are key to any real estate transaction. You may not be advised or may not be aware. Do your due diligence and get the environmental inspections done prior to purchase. Once you buy your home, you buy every problem in and around it. We have come across a few environmental problems in our home, and if we had done the environmental inspections, we would have been aware and had those issues fixed prior to purchase.