mold for real estate professionals
TRANSCRIPT
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Copyright 2001, 2003 ServiceMaster Clean, Home
InSight, From the Ground Up1
Mold Education for Real Estate Professionals
Continuing Education ClassPresented by
ServiceMaster Total CleaningHome InSight & From the Ground Up
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Misconceptions About Mold
If you can’t see it, it doesn’t exist It always has an odor It doesn’t hurt me, it won’t hurt you Just clean it, everything will be OK Seal it up, everything will be OK OK, it’s bad stuff; send in the contractors and
tear it out.
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Real Estate Professionals
Real Estate Agents– Brokers– Sales Agents
Inspectors– Home Inspectors– Real Estate Inspectors
Appraisers Builders & Remodelers
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Mold Fiduciary Responsibilities
Mold may be toxic Mold affects individuals differently High concentrations must be remediated No insurance coverage for mold Refer to mold professionals
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What Does Remediation Mean?
Remediation means: “to cure, or remedy”
Mold remediationRemove mold without contamination to people and
non-contaminated areas
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Mold Remediation Benefits
Healthier people– Physically and emotionally
Less property destruction
Saves money – Avoids legal issues.
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Waiting or Failing to Remediate
Increased property damage– Mold is a growing organism
Increased liability
Litigation issues– People– Property
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Liability Scenario
Mold is known or suspected Real Estate Professional is negligent
– Unconcerned or uneducated Buyer proceeds with purchase Family, friends, or visitors get sick Buyer’s sues everyone involved Fortunes lost in defense/judgements
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Results of Uncorrected Mold
Sick people
High, no, or cancelled insurance– Mortgage unattainable or lost
Unsellable house
More costly correction
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Invisible Killers
48 Hours: “Invisible Killers”
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What Is Mold?
Fungi Kingdom!– Moss– Mushrooms– Mold
Nature’s recycling agents
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Types of Mold
Over 100,000 types (species)
Common household locations:– Bread– Cheese– Shower stall– Athlete’s foot– Nail fungus
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Major & Common Mold Irritants & Allergens
Aureobasidium Cladosporium Sphaerospermum Fusarium Penicillium\Aspergillus Stachybotrys & Memnoniella Trichoderma Ulocladium
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Mold Health Effects
Allergenic reaction Asthmatic reaction Hypersensitivity pneumonitis Irritants Opportunistic infections Mycotoxic Glucans (flu-like symptoms)
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Mold Environment
Outdoor environment– Natural
Indoor environment– Unnatural
Indoor ≤ Outdoor mold
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Health Effects of Mold
Mold mycotoxins
People at risk– Infants– Seniors– Immune Suppressed– Asthma sufferers– Allergy sufferers
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Mold Red Flags
Health & sensitivity complaints
Visible mold
Odor
Water infiltration
Construction defects– Structure, HVAC, Plumbing, Grade
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InSight, From the Ground Up18
Stand Up Break
Continuing EducationPresented by
ServiceMaster Total CleaningHome InSight & From the Ground Up
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Mold Looks Like?
Microscopic “plants”
What you see is the mold colony
Spores are reproductive “seeds.”
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Mold Looks Like?
Microscopic “plants”
What you see is the mold “colony”
Spores are reproductive “seeds”
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Mold Growth
Mold needs food and water to grow
48-72 hours you may see or smell it
Logarithmic growth rate
Like tiny apple trees in 3 days.
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Mold Spores Must Be Contained
Spore size– Spores are 5-7 microns in diameter– Newsprint period “.” ≈ 100 microns– Human hair ≈ 70 microns– The eye can’t see below 50 microns
Therefore– Hard to remove/clean invisible spores
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Mold Spore Characteristics
Aerodynamics– Released when disturbed– Stays airborne for long periods of time
Spread by indoor air flow– Air ducts– Ventilation (e.g., exhaust fans)
Settled spores wait for food & water Reactivates where it left off
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Mold Life Cycle
Mold is either dormant, active or dead– Dormant means waiting to grow– Active means growing– Dead means unable to grow
Implications– When food or water is removed, mold goes dormant – Dormant, active, & dead mold have mycotoxins
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Should Mold Be Removed?
The New York City Guidelines
EPA Guidelines IICRC S520,
Mold Remediation Standard
Certification Classes The Bible
Leviticus 14: 33-45
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Mold Detection and Assessment
Find & fix water source
Locate mold Where is the food supply? Where is or was the water?
Domain of Industrial Hygienists Certified Mold Inspectors (CMIs)
usually Home/Real Estate Inspectors
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Use Industrial Hygienists or CMIs
Liability issues Independence Strict protocols
Proof required Problem exists Problem resolved
Clearance Letter
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Mold Correction Process
Suspect or see mold Locate water source Take samples Correct source of water infiltration Remediate mold Get clearance letter
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Mold Inspection Process
Alerted by “Red Flags” Look for water source / verify correction Collect samples
– Spore traps, tapes, swabs, bulk
Expedite samples to lab Receive reports Distribute reports to clients
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Clients’ Responsibilities
Request inspections Verify credentials Receive reports Contact labs with questions Provide results to experts
– Doctors, remediators, industrial hygienists Correct source of water infiltration Arrange mold remediation
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Qualifying Mold Inspectors
Professionally trained Home Inspector Certified Mold Inspector (CMI) Errors & Omissions Insurance Liability Insurance Business License
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Qualifying Mold Remediators
Certified Mold Remediator Pollution Coverage Certified Mold Technicians Business & Liability Insurance References
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Remove or Clean It?
Non-Porous Surfaces: Clean It!– Metal, Glass, and Hard Plastic
Semi-Porous Surfaces: Clean or Remove It– Wood and Concrete
Porous Surfaces: Remove It!– Ceiling Tiles, Insulation, Drywall, Fabric.
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Mold Remediation Goals
Mold RemediationRemove mold without contamination to people and non-contaminated areas
Protect Remediators– Use Personal Protection Equipment
Protect Occupants– Contain mold spores
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Protection
Personal Protective Equipment:– Gloves – Goggles– Respirator– Bio-suit
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More Protection
Equipment:– 6 mm plastic– Containment supplies– Utility knife– Saw – Pry bar– Cleaning supplies & chemicals– HEPA vacuum– HEPA air scrubber
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Two Fundamental Steps
HEPA Demolition– Maintain a clean work area– Remove 2 feet beyond visible mold
HEPA Clean– HEPA vacuum– Damp wipe– HEPA vacuum again
(HEPA: Highly Efficient Particle Arrestor)
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Mold Remediation Best Practice
Assume toxic mold & treat accordingly
– Personal Protective Equipment: Use a bio-suit Full-face HEPA respirator
– Full containment and maintain negative air pressure.
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Most Important Secret
Don’t let mold start growing!
Dry personal & real property FAST! Fire Flood Construction defects
Mitigate all water damage quickly 48 to 72 Hours.
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Reasons we say:“Don’t Wait To Mitigate Water Damage!”
Health issues Saves money Customer satisfaction Improved loss ratio
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How will Your Behavior Change?
Encourage mitigation? Buyers Sellers
Do what you’ve done? Sell the house Omit mold from reports Declare clean
environment
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How to Reach Mold Remediators
Nationally Laboratories
ProLab 1-800-427-0550 ServiceMaster Q.R.V. (Quality
Restoration Vendor) 1-800-RESPOND (800-737-7663)
Metro Atlanta www.IAQA.org
Locally ServiceMaster Total Cleaning
770-486-3770
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How to Reach Mold Inspectors
Nationally Laboratories
ProLab 1-800-427-0550
Metro Atlanta Georgia Real Estate Home Inspectors
770-578-6464
Locally Home InSight (Sam Young 404-915-5321) From the Ground Up (Brad Wilkerson 770-312-2573)
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Thank You For Coming
Continuing Education
presented by
ServiceMaster Total CleaningHome InSight
From the Ground Up