Real Estate Deals Do Not Need To Be Broken! Imagine you have found the perfect home for your client. Neighborhood Price School district Style Then you discover Musty odors Visible mold Now what?
Real Estate Deals Do Not Need To Be Broken! Most of the time it is blown out of proportion Sometimes its an easy cost effective fix Why not pre-handle if there is a concern Certify the property before or after you list from Mold
Real Estate Deals Do Not Need To Be Broken! During this presentation, we are going to answer What is mold? What are some of the health effects? Why is mold more prevalent today? How do you identify it? How do you remedy the issue? Why should you be concerned as an agent? How can we protect all involved with the transaction?
Understanding The Importance Of An Environmentally Sound Home & Workplace Properties that are clean and show well sell quicker! Indoor air quality inspections & testing services will identify airborne contaminants such as: Mold / Radon Chemical pollution Lead / Asbestos Allergens And more Then cost effective solutions can be put into place. Let us help you now!
How Long has Mold Been a Problem? Mold is not a New Issue Mold has been around for millions of years. It travels in and out of our homes and work places through ventilation systems, doors and windows. The Ergot Epidemic: Alkaloids, produced by the claviceps purpurea fungus, which is deadly, called ergot poisoning. Leviticus 14: How to treat a molded dwelling. An Old Contaminant Creates New Concerns For Homeowners
What is required for mold growth? Moisture or high relative humidity (>60%) Temperature between 40-100 ˚F Organic matter Available mold spores Q: What, exactly, is mold? A: Molds are neither plants nor animals, but multicellular organisms known as fungi. They can be found growing almost anywhere on virtually any organic substance where moisture and oxygen are present. Molds grow as filaments (hyphae) similar to plant roots. The hyphae penetrate the surface of porous materials and reproduce by making thousands of spores that cant be seen with the naked eye. These spores are dispersed into the air and can spread.
Why Is Mold A Problem Today? Since the 1970s, home construction has changed. Allergies are on the rise. Insurance companies have changed policies drastically, reducing their liability and coverage's. Mold Problems have been receiving a lot of attention due to the vast amounts of sickness and lawsuits that have been created. The legal cases are mounting and staggering.
Health Effects Respiratory system Immune system Neurological disorders Nose bleeds/bleeding lungs Coughing/Sneezing/Watery eyes Allergic reactions/rashes Death
Mold Questions Q: Where can mold be found? A: Mold can be found almost anywhere. In the home, mold can grow on wood, paper (including wallboard), carpet, foods, insulation, or other organic material with sufficient moisture and air. Whenever excessive moisture accumulates in a home or building, mold growth will often occur. Q: What problems do molds cause to homes or buildings? A: If left unchecked, molds will digest whatever they are growing on, gradually destroying the material. Molds also create unpleasant odors. Q: What health risks do molds present? A: Molds can cause allergic reactions in most people. Molds can cause more serious problems for people with very heavy exposures, such as certain agricultural workers. People with compromised immune systems or pre-existing lung problems may suffer very severe or even life-threatening reactions to mold exposure. http://www.epa.gov/mold/moldresources.html
Mold Questions Q: Is there a safe level for mold inside a home or building? A: No. Although the (EPA) and a limited number of local health agencies have issued guidance for remediation of mold in buildings, these agencies have not identified a safe level of mold in the air or on building surfaces. What is the reason? Q: What conditions can lead to mold growth in homes? A: Any source of water entering or collecting within the interior of a home or building can lead to mold problems. Such as blocked gutters, leaking plumbing, defective roofs, flooding, rain-soaked construction materials, absence of drains, improper grading so rain water can flow away from the foundations. Windows with plugged weep holes, and installation of wet or water-logged construction materials are the most common causes of mold damage. Q: How can I prevent mold growth? A: The key is moisture control. Repair moist areas and plumbing leaks quickly. Keep HVAC equipment, drip pans and collection troughs clean. Install central dehumidification in the home and vent bathroom and dryers to the outside. Keep gutters clean, open drainpipes, and inspect roofing and attics periodically for leakage.
What is Mold? Molds are ubiquitous in nature, and mold spores are a common component of household and workplace dust.ubiquitous Some molds also produce mycotoxins that can pose serious health risks to humans and animals. The term "toxigenic molds" refers to molds that produce mycotoxins such as Stachybotrys chartarum. Exposure to high levels of mycotoxins can lead to neurological problems.mycotoxinsStachybotrys chartarum Prolonged exposure, e.g., daily workplace exposure, can be particularly harmful.
What is Mold? Its simply a fungus. Mushrooms, Mildew, Mold Main purpose is to break down dead materials Such as wood and fibers (substances used in building materials) Its the bio in biodegradable
Molds produce air-born spores and gases. Molds like moisture. On average molds like temperatures between 32 to 104 degrees Fahrenheit. Typically molds do not die above or below these temperatures, they go dormant. What is Mold?
What Is Mold? Molds are divided into 3 basic groups Allergenic: Molds that can cause symptoms such as coughing, wheezing, runny nose. Pathogenic: Molds that can cause suppressed immune systems. Toxigenic: Molds that can cause serious health effects in almost everyone.
Why is Mold More Prevalent in Homes Today? Since the 1970s home construction changed dramatically because of foreign oil dependence which prompted energy star programs, etc. Heavier insulation of homes Wrapping of homes with a vapor barrier Creation of less outside air ventilation Building materials Wood products are not kiln dried due to supplier demand Other materials are more platform friendly for mold
Is It Possible To Have An Airtight, Insulated, Energy Efficient Home And Be Healthy?
According to the statistics from the Bureau of the Census, 35% of homes are damaged due to water or moisture. Water intrusion in basements Sewer or septic breakdowns Water supply leaks Improperly vented fans and appliances Bathroom exhaust fans Dryer exhaust Why is Mold More Prevalent in Homes Today?
Who is Liable? Attorney Realtor Agency Inspection Company Home Owner Realtor Previous OwnerContractor Home Inspector Appraisal Firm Estimator
Unfortunately everyone is drawn in. Most claims are based upon the allegation that the companies (Realtor, inspection firms, etc.) should have known about any possibilities of mold and did not disclose it. Other claims are made when the mold is disclaimed and the inspector did not report on water damage/entry to the buyer or visible mold. Litigation
How Do We Protect Our Business From Litigation? Use of Risk Management Practices Board Certified Mold Inspectors Use of Qualified Accredited Labs Thorough Indoor Air Quality Inspections Identification of Red Flag areas Proper Testing When Deemed Necessary Documentation/Photos Disclosure
Risk Management Practices A Certified Mold Inspector will: Identify Red Flag areas Ensure limited testing if deemed necessary Write Protocol-Scope of work Recommend cost effective solutions if needed Document the source of moisture or water intrusion Have inspection agreements or disclosure statements signed by the client
What is a Red Flag? Visible Mold Evidence of water penetration (Moisture mapping) Conditions that could allow water intrusion Musty odors (VOCs) Poorly maintained HVAC Improperly vented fans or appliances High relative humidity
Testing & Sampling These are the most common types of mold tests used for real estate transactions Swab/Tape Lift Sampling Carpet Sampling Air Sampling Other testing available Lead Asbestos Radon
Swab Sampling Swab Visible Mold Used in red flag areas Identifies type of molds present Used in guidance as to remediation
Air Sampling Collection in red flag areas Collection of indoor air sample(s) Collection of a outdoor sample Compare both results to identify potential problems Identifies types and quantities of mold
Carpet Sampling Collection of samples from the carpet Used when no red flags are seen Provides historical information Appropriate with air sampling
Reports The reports contain valuable information for the client. Written summary and lab report with photos Spore counts CFUs Spore identification / description / speciation Spore type Allergic, Pathogenic, Toxigenic
Levels of Inspection Service A limited indoor air quality inspection The limited indoor air quality inspection does not include a visual examination of the entire home or building, but it is limited to a specific area within the dwelling as indicated by the occupant.indoor air quality inspection Temperature Relative humidity Moisture readings-walls, floors, and ceilings Particle allergens Visible mold Carbon dioxide Chemicals & VOCs This could require sampling if deemed necessary to support a hypothesis.
Full Indoor Air Quality Inspection A full indoor air quality inspection includes a complete and comprehensive assessment of the entire home or building inside & outside.indoor air quality Temperature Relative humidity Moisture-walls, floors, and ceilings HVAC systems Hot water heaters Proper ventilation and air exchange inside the building Carbon dioxide Particle counts Visible mold Chemicals (VOCs) Radon monitoring (3) days Radon This could require sampling if deemed necessary to support a hypothesis.
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