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A Home Inspector finds a “Mold like Substance”,

What Should You Do Now?

Curren receives many calls where the home inspection report flags a fungal like growth, possible Mold like substance, black mold and evaluation by a licensed a qualified Mold company is recommended” sometimes the home inspector adds the following “Mold is due to high moisture levels” or “a Mold inspection is recommended due to a possible allergic reaction”.  In the state of New Jersey Home Inspectors are not licensed to inspect for Mold, they can state “fungal like growth” “Mold like substance” and recommend further evaluation.  This is where Curren Environmental offers their expertise on the Mold Inspections and Mold Remediation.

When a Home Inspector finds Mold and recommends a further evaluation what should the realtor and buyer/seller do?  First, is suspect mold is found in an unfinished attic, basement or crawl space, understand these are the most common areas for growth as these spaces are unconditioned.  By unconditioned I mean not heated or cooled by a HVAC system.  Mold likes to grow at temperatures and moisture (humidity) levels humans do not.  If you find yourself holding a home inspection you should contact an environmental company that has been in business for a long time (over 10-20 years) not one with PO Box # with an address and one that doesn’t just work with Mold and is not into restoration. 

On the further evaluation on the “Mold like substance”.  If the Home Inspector sends a detailed report to the buyer/seller with photos than that document can be emailed to the Mold Inspector.  Better inspectors photo document and detail where, most home inspectors do not list the mold location in great detail.  When photos are available, often times a qualified mold consultant can determine the complaint room and if Mold is present.  Curren Environmental typically will visit the property in question, do a walking inspection, check for any ways of water entry and get measurements of complaint room to provide a scope of work involved and a detailed quote to remediate without testing (Again EPA does not recommend testing if Mold is visibly present). During this type of transaction the buyer usually is the one who has the home inspection and would like the Mold remediation.  This Mold Remediation scope and quote is given to the seller who in turn either gets the remediation done or the price is worked into the cost of the house and the buyer gets the Mold remediation done after the purchase of the home.

 It is safest to get the mold work done before you buy, in the event that additional mold is found, say behind a wall or above a sheetrock ceiling. After any mold remediation is performed, we provide a detailed checklist with how to remain moisture free (ex. Adding gutters, leading water away from the dwelling, closing cracks in the foundation. Etc)

In most cases Mold takes years to grow, especially in older homes.  If a qualified Home Inspector provides a detailed report there typically is no need to test the Mold unless the seller wants to contest that what was found is actually mold.  Again EPA does not recommend testing when obvious Mold growth is present. The only reason to test for Mold is if the buyer really wants to know what type of spore it is such as Cladosporium or Stachybotrys or one of the 100’s of thousands of spores.

Now, in the case that there is no visible sign of Mold but the home inspector feels as if there might be a moisture problem and a Mold Inspection should be performed than there should be Mold Testing.  Mold inspections are a safe bet when you are dealing with a house that had undergone rehab, a flipper is involved or in general the house has been improved specifically for sale.  From years of experience it is these homes where we find mold.  Since the cosmetic work performed is meant to give the home inside curb appeal, people take short cuts, as we have found the following. 

1. They may remove mold themselves not following proper procedures and we find high levels of spores in the air. We also find that they don not address the water issue that caused the mold.
2. Mold gets painted over.
3. Moldy basements get finished with sheetrock, covering over the mold.
4. Insulation is placed on moldy ceilings in basements and crawl spaces.
5. Crawl space openings get sealed over to avoid access for inspection.

This is when Curren Environmental would perform a Thorough Mold Inspection.   When no mold is visible present but there is reason to believe mold is present, inspections look for hidden mold, this is where testing (air) is mandatory as this form of testing is highly reliable in finding hidden mold.

• Visual Inspection of the outside of the property
• Visual Inspection of the inside of the property
• Infrared inspection
  • Moisture reading
  • Check walls for moisture
  • Air testing (one outside and one in complaint rooms)

As a realtor or a buyer be very careful in a situation like this.   Mold can be hidden, and hidden well behind those freshly painted walls and newly painted trim. Above that painted ceiling as well.

Remember, most common areas of a residential property for Mold growth are in areas where moisture is high.  Areas that are cold damp or have a high humidity - such as the attic, crawl space, basement, under the sink, next to the bathtub or in a closet.  Other areas highly likely areas for Mold to grow are around the furnace (might be leaking or wet), near a sump pump or in an area that you haven’t been in a very long time (like that closet in the basement with all those empty Amazon boxes!).

If the Home Inspector requests a further evaluation by a qualified Mold company it’s in your best interest to do so.  In New Jersey there are NO licensed Mold companies, (only 4 states have licensing) go with a referral or again one that has been in business for a many years and is an Environmental company.  

A Mold Survey involves mold sampling for the presence or type of mold. Mold sampling is completed in two ways, mold surface sampling and mold air sampling. Mold surface sampling is completed on a surface that is suspected to contain a mold like substance, this type of sampling can be completed by performing acquiring a mold tape lift sample or a mold swab sample. Both methods involve acquiring a sample of the mold like substance and having the sample analyzed by a laboratory. Your results should determine the type and quantity of mold. The interpretation of sample results pertaining to mold concentration has to be evaluated objectively, when mold is found by the analysis as you are sampling an area that has a mold like substance, which can typically represent the suspected highest concentration (worst area), otherwise why would you sample that particular area. The other type of mold sampling is mold air sampling. Mold air sampling is accomplished by running air through a laboratory containing that captures microscopic airborne particle (fungi). The sample container is then analyzed by a laboratory for mold type and mold quantity. The analysis can be studied for both viable molds, meaning the sample is studied to see if the mold spores grow or by non-viable meaning, it what is the overall type and quantity of mold found. Mold non-viable air sampling is more common as it has been established that mold spores alive or dead can be an irritant.

Once you have the laboratory analysis completed, you now have to discuss the results and what they mean. Unlike soil and groundwater samples that all states have specific government established standards, with mold there are No Federal or State Agency established concentration standards (Maximum Exposure Limits- MEL) or threshold level values for airborne indoor mold or for surface sample analysis of mold. Therefore, if you suspect there is a mold problem and have air testing or surface sampling performed, there is no regulatory standard to compare your results against. Without government standards, there is no common industry standards standard. The reason that there are no standards is that setting exposure limits or MELs would be difficult for a variety of technical reasons, which include limitations in both mold surface sampling and mold air sampling techniques, individual variability in sensitivity to microbial exposure among the human population, occurrence of different types of biological and chemical pollutants in indoor environment and limited data on the exposure-response relationship in humans. In essence, it is difficult to say who will be affected by mold spores and at what concentrations it would take to affect different people.

Due to the lack of set government standards, the environmental consulting industry follows general principals when evaluating mold test results. On a basic level when evaluating mold air sampling data, the mold levels should be higher outside than inside. The idea behind this approach is that there are always more molds outside in the soil, mulch, plants, decomposition of organic matter, ect. outside. Aside from an indoor and outdoor comparative evaluation, you evaluate the test results for specific types of mold. This evaluation includes looking for common outdoor molds as well as molds that are more commonly found on moist building materials. Evaluation of these molds goes a step deeper by looking for so-called opportunistic molds (marker fungi), which are frequently found on long-term water damaged building materials. The presence of these molds can point to a long-term moisture issue. These opportunistic fungi include Aspergillus and Penicillium species, Acremonium spp., Sporobolomyces spp., Stachybotrys, chartarum, Memnoniella echinata, Tritirachium oryzae, Ulocladium botrytis, U. chartarum, Cladosporium spp., and Chaetomium spp. These are molds that are not typically recovered in the outside air, so when they are found outside, they are in generally low levels. Conversely when they are found indoors these molds typically point to an indoor water issue. The higher the indoor concentration of these fungi the more likely a long term water issue is present.

In summary mold testing and the interpretation of the analytical results involves the evaluation of individual types of mold you find and determining why they are present.

Finding the type of mold, while interesting it does not explain why it is present. Therefore, every mold survey and mold inspection should not just confirm the presence of mold but also why the mold present is, what created the environment for the mold to grow. The backend of mold testing and mold sampling project include an inspection for the physical presence of mold as well as for water damage.

More common mold questions and answerts can be found at: /Mold-Frequently-Asked-Questions