April 2002 - Mold: If you can see it or smell it -- Address it l

EPA's Guide to Mold, Moisture, and Your Home
Mold Myths
Resources

Stachybotrys spp. fruiting structure with spores. Often know as the toxic mold. Several strains of this fungus (S. atra, S. chartarum and S. alternans are synonymous) (1) may produce a trichothecene mycotoxin - Satratoxin H - which is a poisonous by inhalation. The toxins are present on the fungal spores. The toxins produced by this fungus will suppress the immune system affecting the lymphoid tissue and the bone marrow. The spores will die readily after release but the dead spores are still allergenic and toxigenic.

Recent lawsuits involving mold have given the issue nationwide attention. Although mold has always been present in schools, homes and office buildings, homeowners and apartment residents across the country are filing lawsuits in increasing numbers claiming that indoor mold has harmed their health.
As a result, Realtor® liability is a concern.

In the absence of explicit guidance regarding those duties and obligations, real estate professionals should follow existing requirements of state law relating to latent defects and disclosure, including any particular requirements and standards of care set forth by their state licensing authorities. That said, NAR published an article in December, 2001 which provides some good advice when addressing the disclosure of mold. To view the article, click here.

There are several pending lawsuits against real estate professionals. In Arizona, a buyer is suing the listing agent after finding mold growing in her recently purchased home. In Pennsylvania, recent homebuyers are suing the sellers and their real estate agency for failure to disclosure water damage in the home. Federal activity on mold has been minimal. The Environmental Protection Agency has published a guide called “Mold Remediation in Schools and Commercial Buildings” and is working on another guide addressing mold in the home.

California has signed into law the Toxic Mold Protection Act, which will impose new disclosure requirements on landlords concerning mold for residential rentals, commercial and industrial properties. It also requires the California Department of Health Services to establish remediation guidelines and inspection standards within a year and a half. This is the first law of its kind in the country.

What is mold?
Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. There are literally thousands of varieties of mold.

For molds to grow and reproduce, they need only a food source – any organic material, such as leaves, wood, paper, or dirt – and moisture.

Extensive mold growing
on ceiling and walls

Toxic Mold
Allergic persons vary in their sensitivities to mold, both as to the amount and the types to which they react. In addition to their allergic properties, certain types of molds, such as Stachybotrys chartarum (black mold), may produce compounds that have toxic properties, which are called mycotoxins.

Mycotoxins are not always produced, and whether a mold produces mycotoxins while growing in a building depends on what the mold is growing on, conditions such as temperature, PH, humidity or other unknown factors. When mycotoxins are present, they occur Keep in mind that air sampling for mold provides information only for the moment in time in which the sampling occurred, much like a snapshot. At a later time, the ‘picture' may be altogether different.

The bottom line is: If you can see or smell mold, you likely have a problem and should focus on remediation.

What is an Industrial Hygienist?
An industrial hygienist is a highly trained professional dedicated to the health and well being of workers and the community through the anticipation, recognition, evaluation and control of environmental hazards.

A certified industrial hygienist is a professional level certification granted by the American Board of Industrial Hygienists and guarantees that the CIH has a bachelors or advanced degree in the sciences or engineering, a minimum of 5 years full-time professional experience, successful completion of a written comprehensive examination, adherence to a professional code and continuing education requirements.

For more information, visit the American Industrial Hygiene Association, www.aiha.org

Mold and the Residential Real Estate Inspection
According to the ASHI Standards of Practice, testing for mold is outside of the scope of a home inspection, however such testing is not prohibited as an additional inspection service. Further, there is no form recommended by ASHI for the purpose of disclosing/testing mold.

The question of whether mold testing is advisable is one that is not easily answered. The EPA states that “In most cases, if visible mold growth is present, sampling is unnecessary”. They also state that “sampling for mold should be conducted by professionals with specific experience in designing mold sampling protocols, sampling methods, and interpretation of results.” Sampling for mold is most useful when trying to find hidden mold that can not be observed by sight or smell or when trying to determine if a remediation has been successful. Proper sampling may include air samples as well as swab and bulk samples.

If you can see or smell mold the first thing to do is eliminate the source of moisture causing the mold to grow. Without moisture mold cannot grow. Then all visible mold should be removed. This may include wet vacuuming, hepa filtration, damp wiping or removal of materials. Any contaminated area of more than 10 s.f. should be removed by a qualified professional. The motto should be “clean and dry”. The EPA guidelines for the remediation/cleanup of mold and
moisture problems can be found at
http://www.epa.gov/iaq/molds/toc.html

David Tamny, owner of Professional Property Inspection, President of the North Central Ohio ASHI Chapter, National Director of ASHI

Treating mold problems
Minor molds can be killed with bleach, but if a fabrication like a carpet or wood floors have been flooded or stained, they should be replaced. Caution: Never mix bleach with ammonia as toxic chlorine gas may result.

However, if a mold problem exists, a comprehensive clean-up procedure is recommended. In order to remedy the mold problem, you will need to:
• Identify and eliminate sources of moisture
• Assess the extent of the contamination
• Clean, dry and disinfect affected areas/surfaces
• Remove/replace contaminated materials

If a mold problem exists and clean-up is required, much greater attention should be given to the process than space in this article allows. The references listed in the sidebar provide much more thorough information and professional assistance should be considered.

Moisture Control
Since mold requires water to grow, our focus should be on controlling moisture. Water in your home can come from many sources. It can enter your home by leaking or by seeping through basement floors. Showers or even cooking can add moisture to the air in your home. The amount of moisture that the air in your home can hold depends on the temperature of the air. As the temperature goes down, the air is able to hold less moisture. This is why, in cold weather, moisture condenses on cold surfaces (for example, drops of water form on the inside of a window). This moisture can encourage mold to grow.

There are many ways to control moisture in your home:
• Fix leaks and seepage. Water can be entering the home via roof leaks, landscaping or gutters that direct water into or under the building. Water in the basement can result from the lack of gutters or a water flow toward the house. If water is entering the house from the outside, your options range from simple landscaping to extensive excavation and waterproofing. (The ground should slope away from the house.)
• Fix and seal leaks in pipes or around tubs and sinks.
• Put a plastic cover over dirt in crawlspaces to prevent moisture from coming in from the ground. Be sure crawlspaces are well-ventilated.
• Use exhaust fans in bathrooms and kitchens to remove moisture to the outside (not into the attic). Vent your clothes dryer to the outside.
• Turn off certain appliances (such as humidifiers or kerosene heaters) if you notice moisture on windows and other surfaces.
• Use dehumidifiers and air conditioners, especially in hot, humid climates, to reduce moisture in the air, but be sure that the appliances themselves don't become sources of biological pollutants.
• Raise the temperature of cold surfaces where moisture condenses. Use insulation or storm windows. (A storm window installed on the inside works better than one installed on the outside.) Open doors between rooms (especially doors to closets which may be colder than the rooms) to increase circulation. Circulation carries heat to the cold surfaces. Increase air circulation by using fans and by moving furniture from wall corners to promote air and heat circulation. Be sure that your house has a source of fresh air and can expel excessive moisture from the home.
• Pay special attention to carpet on concrete floors. Carpet can absorb moisture and serve as a place for biological pollutants to grow. Use area rugs which can be taken up and washed often. In certain climates, if carpet is to be installed over a concrete floor, it may be necessary to use a vapor barrier (plastic sheeting) over the concrete and cover that with sub-flooring (insulation covered with plywood) to prevent a moisture problem.
• You should consider having the air ducts in your home cleaned if there is substantial visible mold growth inside hard surface (e.g., sheet metal) ducts or on other components of your heating and cooling system. However, if you have insulated air ducts and the insulation gets wet or moldy it cannot be effectively cleaned and should be removed and replaced.

If the conditions causing the mold growth in the first place are not corrected, mold growth will recur.

Mold & Insurance
When the mold scare first hit the media, some insurance carriers did overreact by excluding coverage of all kinds from their policies. However, after a more thorough investigation of the facts, many of these companies are now extending coverage in limited amounts and nature.

Insurance, by design, is intended to cover loss resulting from a sudden or accidental incident. It is not intended to cover loss caused by wear and tear which includes natural deterioration, smog, rust, wet or dry rot, and, among other things, mold.

If you were not already aware, you certainly are now, that mold is all around us. It exists in the air, in nature and in most every home. Mold, therefore, does not fall into the ‘sudden and accidental incident' category, but more in the ‘natural deterioration' category.

That said, there are instances were mold would be covered…

Most carriers do have provisions that would cover mold if it occurs as a direct result of any covered loss. For instance, if a tree falls on your house during a rainstorm and mold occurs as a result of this incident, the cost of removing the mold would likely be covered. In this case, as in most cases, there is a cap or maximum payment allowed.

If the contractor you hire to build or remodel your home permits or allows mold damage to occur due to his negligence, then some carriers will provide limited recourse to the consumer under the contractors commercial general liability insurance policy.

The above is offered for general information. To obtain specific information regarding your homeowners insurance, you should speak to your insurance agent and/or consult your policy.

Dave Kotary, Benchmark Insurance

Recommended Resources

Brief Guide to Mold, Moisture, and Your Home
The Environmental Protection Agency (EPA) on-line guide/brochure that covers the basics of the residential mold issue including prevention, remediation, and testing.

U.S. Environmental Protection Agency (EPA)

California Department of Health Services
Recommended Reading: Indoor Air Quality Info Sheet Mold in My Home: What Do I Do?

American Industrial Hygiene Association

Minnesota Department of Health Indoor Air Unit 1-800-798-9050
Recommended reading: Mold in Homes. Call 1-800-627-3529 to request