MOLD INSPECTION
WHAT IS A MOLD INSPECTION ?
A mold inspection is a visual inspection of a property (inside and out) for mold and conditions that cause mold. A mold inspection includes moisture readings of construction materials, including exterior walls, interior walls, floors, cabinets, shower enclosures and concrete slabs. Airspector uses state-of-the-art, industry specific electronic equipment to detect excessive moisture in construction materials, which is the primary cause indoor mold problems.
WHAT IS THE PURPOSE OF A MOLD INSPECTION?
The purpose of a mold inspection is to locate mold infestations, determine the cause and provide useful information to help facilitate an effective remediation (removal) plan.
WHAT ELSE WILL A MOLD INSPECTION DO?
- A Mold Inspection can reveal hidden mold conditions.
Sometimes mold is obvious and other times it's not. The absence of visible mold is not necessarily confirmation that there is no a mold problem. A mold inspection can assist in identifying hidden mold problems that may go unnoticed by an untrained eye.
[ For an example of how a mold inspection can reveal hidden mold click here. ]
- A Mold Inspection can c atch small mold problems before they become big mold problems.
There are usually many warning signs of a mold problem "in-the-making". If you know about them soon enough you can often prevent a minor problem from becoming a major problem.
[ For more information on catching mold problems early click here. ]
- A Mold Inspection can assist in f inding out what caused your mold problem.
Equally as important as identifying mold problems is discovering how they started. Unless you correct the cause, remediation efforts are futile because the mold will come back within six months to a year.
HOW MUCH DOES A MOLD INSPECTION COST?
There are two fee schedules for mold inspections; one for residential properties (dwelling places) and one for commercial properties (places of business).
Flat Rate Fee for Residential Properties up to 2,000 square feet: $275
[properties over 2,000 are calculated at .14¢ per square foot]
Flat Rate Fee for Commercial Properties up to 2,000 square feet: $375
[over 2,000 calculate .18¢ per square foot]
Standard rates are for non-invasive inspections of accessible areas.
Non-invasive means without cuting open walls for the standard rates. In most cases opening walls is not necessary, however, in the event invasive measures are required*, surcharges will apply.
Accessible area means areas that are viewable without moving furniture or other household contents. If you have areas you want inspected that are normally blocked from view, such as behind beds, dressers, couches, tables, etc, or cupboards and cabinets, please have those areas ready for viewing before your inspector arrives or discuss applicable surcharges with Airspector when you schedule your inspection.
*NOTE: State-of-the-Art moisture detection equipment is helpful in locating excessive moisture conditions behind walls and under floors. In some instances, however, invasive procedures may be necessary to confirm the presence and extent of mold growth.
MOLD TESTING
WHAT IS MOLD TESTING?
 Mold inspections tell us what we can see. Mold testing tells us what we can't see.
Mold testing is the actual collecting of samples for laboratory analysis. There two types of samples; surface samples and air samples.
WHAT IS THE PURPOSE OF MOLD TESTING?
T he purpose of testing is to identify what types of molds are present on surfaces and in the air. Identification and quantification is useful data in determining proper remediation procedures as well as the seriousness of potential health risks.
WHAT IS A SURFACE SAMPLE?
Just like it sounds, a surface sample is a sample taken directly from a surface (approximately one square inch). Surface samples can be taken by tape lift imprints, cotton swabs receptacles, or bulk sampling (an actual piece of a surface). The preferred method of analysis at most laboratories today is direct microscopic examination (direct microscopy). Direct microscopy is generally more proficient than culturing mold samples for three reasons:
- Culturing mold samples is the process of growing mold in a Petri dish using a wide variety of different liquid agar solutions as the growth medium. The problem is that there are over 40 different agar solutions for culturing mold samples but not all molds grow equally in every agar. In other words, one type of mold may flourish in the same agar solution that another mold cannot grow in at all. Therefore, in order to give all of the molds present in your home an equal opportunity to be accurately represented, you would have take several culture samples from each room, making the cost of sampling prohibitive in many cases.
- Many molds do not compete well with others in the culturing process and are often choked out by stronger, more aggressive molds. A particular agar solution will accelerate the growth of some mold types and at the same time slow the growth of molds. The result is an inaccurate representation of all molds present. Once again, several culture samples from each room would be necessary to achieve a fair and accurate assessment.
- Culturing can take 7 to 10 days for results. So forget about quick turn-around times.
WHAT IS AN AIR SAMPLE?
An air sample is a representation of mold spores in the air based on the actual number of spores captured in a canister known as a spore trap. Biological air sampling is the best way to accurately determine if an elevated mold spore condition exists because it reveals not only what types of mold are in the air but how much of each type as well.
Please Note: An air test requires a minimum of two samples . The reason is because, at the time of this writing, there are no official State or Federal standards for how much mold is "normal". In the absence of standards, laboratories require an ambient sample of outdoor air to be submitted with your indoor air sample. The outdoor sample establishes a comparison baseline for your indoor air sample. A single outdoor mold sample is sufficient for multiple indoor samples.
Ideally, indoor spore counts should be the same or less that outdoor spore counts. When indoor spore counts exceed outdoor spore counts, or when certain types of mold are found indoors but not outdoors, something indoors is the cause. The grater the difference, the higher the potential health risk.
HOW MUCH DOES MOLD TESTING COST? All mold samples are $130.
Mold Testing via Surface Sample: $130 PER SAMPLE
Identifies what types of mold are found on a surface. Does not quantify specific amounts or establish what molds are in the air.
Mold Testing via Air Sample: $130 PER SAMPLE (2 sample minimum - $260)
Identifies what types of mold spores are in the air and quantifies the amounts of each type.
REAL ESTATE CLOSINGS: $640 for 1 story homes; $770 for 2 story homes; $900 for 3 story homes
Airspector does mold inspections for real estate transactions. The inspection includes the basic visual mold inspection explained above (up to 2,000 sq.ft.), one air sample for each floor with control, and a surface sample from the HVAC ductwork.
[ To see our service areas click here .]
POST - REMEDIATION TESTING
WHAT IS A CLEARANCE TEST?
A Clearance Test is performed after the remediation work is done. The purpose is to ensure that the remediation was successful. In other words, the mold problem that existed before the work began is no longer a mold problem. The cost and procedure for clearance testing varies from one inspection company to another. Below you will find details about Airspector's clearance testing. But first:
THERE ARE SOME VERY IMPORTANT DETAILS ABOUT CLEARANCE TESTING you should know, regardless of who you choose to perform the testing.
- Never let your remediation contractor provide his own clearance test.
Many contractors will offer "free clearance testing", which is is similar to a student "grading their own homework". In a perfect world you can trust everyone, but it's not a perfect world. The only way to know with reasonable certainty that you mold problem has been resolved is to have an un-interested third party provide the clearance testing. Additionally, you should withhold a percentage of the contractor's fees until you have seen the results from a clearance test.
- Never allow your contractor to perform a procedure called "encapsulation".
Some contractors include a process they call "encapsulation" in their remediation work. The idea is to "encapsulate" whatever mold they might have missed, which begs the question. "MISSED? Aren't I paying you to REMOVE the mold?" The reality of encapsulating mold is this; the contractor makes his best effort at removing as much mold as he can, then he paints over the materials to cover up any mold that might still be there. The EPA Guidelines for mold remediation makes no mention of "encapsulating" mold, it simply says, REMOVE IT. Common sense tells us that if the mold has been removed, there is nothing left to encapsulate. The bottom line is, make sure you ask your contractor to explain his remediation procedure and if the word "encapsulate" comes up, you may want to consider a different contractor, or at least ask them not to encapsulate anything prior to seeing the results from your clearance test. Then if they want to do it, let them.
- Always include at least one air sample from outside the containment area.
 If your contractor set up a containment area (a plastic enclosure around the work area) it is in your best interest to make sure there was no breach in the enclosure that would allow mold spores to leak through and contaminate other areas of your property. This is a problem that happens very frequently. During the remediation process, contractors typically run "negative air machines" or "air scrubbers" which are vented through a door or window to outside. Sometimes the contractors forget to tell you to keep other doors and windows closed during this process to avoid the mold spores from coming right back into your property. Sometimes they do not adequately seal the plastic enclosure and mold spores are blown into other areas of your property. Several months later you start having mold problems where you never had mold problems before. The bottom line is, you need to hold your contractor responsible by telling him that you intend to include an air sample outside the containment area in the clearance test. As a precautionary measure, he may choose to place additional air scrubbers outside the containment area.
- Inform your neighbors.
In many areas of Southern California, houses are only 8' to 10' apart. If your contractor is venting air scrubbers outdoors, it is possible that your mold spores are simply moving next door. If you live in close proximity to neighbors, or in a condo or apartment complex, or an office building, storefront or other dwelling where other may inherit your mold problem, you should let them know when the remediation is scheduled so they can protect themselves by keeping their doors and windows closed. As a double precautionary measure, ask your remediation contractor to install Heppa filters, not only on the intake side of the air scrubbers, but on the exhaust side as well.
WHAT ARE AIR SPECTORS CLEARANCE TEST PRICES AND PROCEDURES?:
- A visual inspection of the materials that were involved in the remediation process.
- Moisture readings of the materials that were involved in the remediation process.
- One air sample from inside the containment area, on air sample from outside the containment area, one ambient air sample from outdoors. (The outdoor sample establishes the standard or baseline by which the indoor samples are measured.)
- COST: $550
FREQUENTLY ASKED QUESTIONS ABOUT Airspector INSPECTIONS & TESTING:
Q: Do I have to have both the inspection and the testing or can I do one without the other?
A: Mold inspections and mold testing services can be purchased separately, however, one typically raises questions that can only be answered by the other. For example; if an air test indicates an elevated mold condition exists, something in the inspection will explain why. On the other hand, if mold is discovered in the inspection, sampling will determining the type(s) and severity.
Q: How long does it take?
A: Scheduling an appointment usually requires a day or two notice. The length of the investigation varies upon the size of the property. Lab results usually take 2 to 3 business days (24 hour service is available).
Q: Does Air Spectors bill Escrow?
A: No. Services must be paid for at the time of the appointment or pre-paid with a credit card on our web site.
Q: Are Air Spectors Mold Inspectors Certified?
A: Yes. Air Spector Inspectors hold certifications under PRO-LAB, one of the top AIHA accredited environmental microbiology laboratories in the United States . Airspector is a member of Pro-Lab's Professional Partners Program for continued education and current updates on industry affairs.
Q: Does Airspector Perform Mold Remediation Work?
A: No. Airspector Inspectors are Certified Mold Remediators, however, we do not engage in any remediation work. The only reason we require our inspectors to be certified in remediation is because Airspector is frequently called on to perform post-remediation clearance testing. Remediation certification provides the knowledge to identify when remediation work is done correctly and incorrectly.
Q: Are Airspector Mold Inspectors Industrial Hygienists?
A: No. Industrial Hygienists are often over-qualified for residential mold inspections, and often times cost prohibitive.
Q: What Is An Industrial Hygienist?
A: Industrial hygiene is the science of keeping people safe at work and in their communities. Industrial hygienists (IHs) are professionals dedicated to the health and well-being of workers. Originally industrial hygienists worked primarily in factories and other industrial settings but as our society has changed, so has the definition of industrial hygiene. Today, IHs can be found in almost every type of work setting. Industrial hygienists also use the term OEHS or occupational and environmental health and safety to refer to the work that they do.
Q: What Does an Industrial Hygienist Do?
A: IHs still work to prevent illness or injury from hazards in industrial settings. They may also be found working to prevent ergonomic injuries in the office; measuring noise levels at an airport; supervising the safe removal of lead, mold or asbestos; and in thousands of other settings. Industrial hygienists may sample air, soil or water to determine if there are harmful substances present. They may fit test a respirator to ensure that a worker is breathing cleaner air.
Q: What Is the Benefit of OEHS?
A: Workplace safety and health programs make a difference in preventing occupational fatalities, injuries, and illnesses. Since the Occupational Safety and Health Act was passed in 1970, workplace injuries and illnesses declined significantly. The Bureau of Labor Statistics reports that in 2001 there were 5,900 workplace related fatalities and 5.2 million nonfatal injuries and illnesses reported. That is a rate of 5.7 injuries per 100 workers, less than half of the 1973 number of 11 injuries or illnesses for each 100 workers.
Industrial hygiene saves lives, improves quality of life, and increases productivity. Safe, healthy workers are more efficient. Injuries can mean many days or weeks out of work, or even permanent disability, causing serious economic hardship to a worker and his or her family.
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