Homespec Home Inspectors has now been specially trained to offer sampling for mold in buildings.  Swab Sampling, Indoor & Outdoor Air Sampling (for mold/spores) & Carpet "History" Sampling is available.  
Why be concerned about mold?  As a home inspection firm specializing in looking out for our clients interests above all else, we are convinced mold poses the greatest immediate environmental danger to our clients.  Mold can cause varying health problems, and can occur very quickly.  You may not have a problem today, but in as little as two weeks, a severe could develop if water intrusions exist.  That is why we now offer mold sampling for residences and buildings.

Mold & Your Health
The presence of certain mold and mold spores in housing can result in mild to severe health effects in humans and can deteriorate the structure of the dwelling resulting in structural damage.  Health effects include, but are not limited to: asthma, allergy symptoms, watery eyes, sneezing, wheezing, difficulty breathing, sinus congestion, blurry vision, sore throat, dry cough, aches and pains, skin irritation, bleeding of the lungs, headaches, memory loss and fever.  As humans vary greatly in their chemical makeup, so does the individuals reaction to mold exposure.  For some people, a small number of mold spores can cause ill effects.  In others it may take many more.

Mold and Rot and Structural Damage To The Building
Approximately 35% of all properties have water infiltration each year.  Of that 35%, 13% of the water comes from within the home (plumbing leaks, moisture condensation), and 21% comes from the exterior (roof leaks, cracks in foundations, bad flashings, poor grading, ect...).  Of homes that are inspected, approximately 70% of all home exhibit "Red-Flags" indicating water infiltration.  Even more have conditions that are not visible.  Water and/or moisture, combined with food (wood, paper- cellulose materials) allow mold to grow.  The mold eats the food (wood studs, drywall, dust, ect...) deteriorating those foods in something we call rot, or rotted.  If the material is eaten away (rotted out), the structural ability of that material to perform is compromised, and we have problems.

What is mold?
Molds are simple, microscopic organisms whose purpose in the ecosystem is to break down dead materials. Molds can be found on plants, dry leaves, and on just about every other organic material. Some molds are useful, such as those used to make antibiotics and cheese. Some molds are known to be highly toxic when ingested, such as the types that invade grains and peanuts.

Who does mold affect?
Mold spores can cause adverse reactions, much like pollen from plants. Mold spores cause health problems when they become airborne and are inhaled. Everyone is exposed to mold in some concentration in the outdoor air. Indoor exposure to molds is not healthy for anyone. In particular, people with allergies, existing respiratory conditions or suppressed immune systems are especially susceptible to health problems from mold exposure. Additionally, infants and children, pregnant women and the elderly can be sensitive to the effects of mold exposure. Some molds are more hazardous than others. For some people, a small number of mold spores can cause health problems. For others, it may take many more.

How can I tell if I have mold in my home?
Some mold problems are obvious - you will see it growing. Others are not so obvious. If you can see mold, or if there is a musty odor in your home, you probably have a mold problem. Areas that are wet, or have been wet due to flooding, leaky plumbing, leaky roofing, or areas that are humid (such as bathrooms and laundry rooms) are most likely to have mold growth. Look for previous water damage. Visible mold growth may be found underneath wallpaper and baseboards, behind walls, or may be evident by discolored plaster or drywall. If you don't have any observable mold, but are experiencing symptoms likely to be mold-induced, the mold could be growing in areas you can't see, such as the ducts of a heating/cooling system. In this case, the only way to know if you have mold spores is to have an air sample test performed, we would also recommend having a carpet test performed so we can get an idea of the history of the mold in the building. If you have obvious mold, we can conduct a swab test that can be analyzed to determine the molds that are present. Once again, the only way to know if you have a mold problem and what type it is, is to test. The site samples are sent to a lab for evaluation, and a full report is given on the type(s) present.  Take a copy of the laboratory report along with you when you visit your doctor or allergist. This will aid in determining a method of treatment.

If I have mold in my home, what should I do?
The first course of action is to determine why the mold is growing. Investigate any areas that are moist, and repair the source of the moisture. You could have a roof or plumbing leak. You could have groundwater leaking into your basement. Your air conditioning drip pan could have mold growing in it. Your air duct system could be contaminated with mold. If you see mold in your laundry room, chances are that your dryer is not properly vented to the outside. Clothes dryers venting to the interior of the home generate large amounts of concentrated humidity (wet, spun-dry clothes from washing machines contain on average 5 gallons of water)... needless to say, dryers should never be vented inside the house. Mold will grow on any surface that provides moisture and food. Substances that are porous and can trap molds, such as paper, rags, wallboard and wood, should be thrown out.  Solutions to mold and mold spores are dealt with on a case by case basis.

What Type of Mold Sampling Is Available, and What Is Right For Me?

Generally, we recommend an initial on-site inspection so we can discuss your situation with you, and make recommendations on what the first step should be- a full water intrusion inspection, and possible specific testing.

A Water Intrusion Inspection would be recommended if you are experiencing any of the above physical symptoms (see Mold & Your Health above) for an unknown reason.  This inspection is a miniature home inspection where we do a whole house evaluation to identify sources of water entry into the home, any internal leaks, or any obvious signs of mold at the time of the inspection.  These areas are listed for the homeowner, and specific notes made on the visible presence of mold and/or water staining at those areas.  Recommendations will be made to prevent the moisture from occurring in the home (if possible without invasive investigation), and specific mold sampling procedure would be recommended based on the findings of the inspection.

Swab Testing for mold would be used where there are visible signs of mold noted, and we want to know what type of mold(s) are present.  Once we receive the test results we are able to classify the mold(s) that were identified.

Air Sampling for mold spores is used where signs of water intrusions, or internal water problems are noted as present at the time of the inspection.  An air sample is better at discerning unseen molds.  Rooms with various locations of mold may benefit from a mold test in lieu of testing each mold location.  Another area for potential problems are the air ducts within the home.  Since air ducts are not visible for inspection, these are areas of concern.  As home inspectors, moisture condensation is a routine problem with air ducts.

To perform air sampling, we use a special high volume air pump that draws air into & through a cartridge that is sealed and sent to the lab for analysis.   Each sample requires about fifteen minutes total to perform.  A minimum of two tests is required for a single story building built on a slab. One test on each level of the home is the standard for proper testing. One is a control taken from the exterior of the building at least six hours after a precipitation event, and the other one(s) taken at the area(s) of concern.

Carpet Sampling can be used to determine a mold history in the home, and is performed using similar equipment as the above.  The history developed is as old as the carpet.  The results from the carpet test will again tell us the genus types of mold spores present over the history of the carpet.  .

Plate Sampling can be used to more accurately count mold genus types, but is less specific as to where the mold is coming from.  It is as simple as putting a special petri dish or "plate" down in an area of your home, and waiting for an hour to many hours for the spores to settle on the plate.  Again to better determine problem areas, we would recommend testing the exterior, and interior of the home to determine which types are more likely growing from an area within the home.  Currently we recommend air sampling versus plate sampling based on the time requirements for the plate sampling.

Here are some of the factors we consider when addressing a potential mold issue:

• Relative health / symptoms of the occupants
• Occupant use patterns / activities
• HVAC System
• Indoor environmental conditions – humidity, moisture intrusion, dew points temperature
• Exterior/Interior reservoirs
• Building envelope issues