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DEXACO HOME INSPECTIONS,
INC.
Orlando,
Florida
(407) 438-3763
Certified Mold Inspectors by PRO-LAB
Laboratories
Certified Mold Inspector: Mr.
John Dexter
Defining Mold
- The presence of mold, water damage, or musty odors
should be addressed immediately. In all instances, any source(s) of
water must be stopped and the extent of water damage determined.
Water damaged materials should be dried and repaired. Sampling
is then recommended to determine the type and extent of the existing
mold. Mold is a structural, health and environmental problem. Some
mold defects can't be seen and will only be detected through
sampling.
Stachybotrys
This mold is a slow growing fungus.
It grows well on high cellulose materials like straw, grass, saw
dust, lumber and drywall plaster board or ceiling tiles. Like a
fungi, it requires a moisture source. About 15 species of
Stachybotrys can be found worldwide, but it is most common in the
Western U. S. Generally, this mold grows where the relative humidity
is above 55 percent or the material is water-saturated. In
studies conducted in North America, Stachybotrys was found in 2 to 3
percent of home environments sampled.
Disease
- Stachybotrys atra spores are breathed into the
lungs. Persons with chronic exposure to the toxin report cold or
flu-like systoms with sore throat, diarrhea, headaches, fatigue,
dermatitis, intermittenet local hair loss and general malaise. The
toxins may also suppress the immune system. Infants may be
particularly susceptible to the effects of these inhaled mycotoxins
because their lungs are growing very rapidly. Mycotoxins are
lipid-soluble and are readily absorbed by the intestinal lining,
airways, and skin.
How to
Control Stachybotrys - Homes and buildings with
water damage should be repaired, the source of moisture eliminated,
and all moldy material should be removed. Reduce humidity in the
home with adequate venting of appliances such as dryer vents,
bathroom and kitchen cooking vents, etc. Even "excessively sealed"
homes with inadequate air exchange can cause high humidity inside
from showers, cooking, laundry, etc. Although some molds can be
killed by cleaning the moldy surface with chlorine. Stachybotrys
often has a germ, mycelium, that is buried inside the water damaged
surface that may be inaccessible to chlorine. It is best to remove
all of the water damaged material.
Aspergillus
A group
of molds which is found everywhere world-wide, especially in the
autumn and winter in the Northern hemisphere. Only a few of these
molds can cause illness in humans and animals. Most people are
naturally immune and do not develop disease caused by Aspergillus.
However, when disease does occur, it takes several
forms.
Disease
- The type of diseases caused by Aspergillus are
varied, ranging from an <allergyS-type illness to
life-threatening generalised infections. Diseases caused by
Aspergillus are called aspergillosis. The severity of aspergillosis
is determined by various factors, but one of the most important is
the state of the immune system of the person.
Allergic Bronchopulmonary Aspergillosis (ABPA)
- This is a condition which produces an allergy to
the spores of the Aspergillus molds. It is quite common in
asthmatics; up to 20% of asthmatics might get this at some time
during their lives.
Aspergilloma - The type of diseases
caused by Aspergillus are varied, ranging from an <allergyS-type
illness to life-threatening generalised infections. Diseases caused
by Aspergillus are called aspergillosis. The severity of
aspergillosis is determined by various factors, but one of the most
important is the state of the immune system of the
person.
Aspergillus
Sinusitis - The type of diseases caused by
Aspergillus are varied, ranging from an <allergyS-type illness to
life-threatening generalised infections. Diseases caused by
Aspergillus are called aspergillosis. The severity of aspergillosis
is determined by various factors, but one of the most important is
the state of the immune system of the person.
Invasive
Aspergillosis - The type of diseases caused by
Aspergillus are varied, ranging from an <allergyS-type illness to
life-threatening generalised infections. Diseases caused by
Aspergillus are called aspergillosis. The severity of aspergillosis
is determined by various factors, but one of the most important is
the state of the immune system of the person.
Penicillium
Some Penicillium species
are fairly common indoor fungi, even in clean environments. This particular specie of fungi can proliferate in
abundance in indoor environments. P. species can be found at the
sub-basement levels offices and rooms, in libraries, auditorium,
storage room of paper materials and also in ventilation systems.
Some P. species can produce small, nondescript conidia and complex
mixtures of metabolites that are more or less
toxic.
Like other molds, spores have the highest
concentrations of mycotoxin, although the vegetative portion of the
mold, the mycelium, can also contain the poison.
Disease
- Exposure to the various penicillium toxin can
result in the following ill health effects:
* Patulin, a toxin from P. expansum:
cytotoxic and/or carcinogenic
* Citrinin, a toxin from P. citrinum,
-expansum & -viridicatum:nephrotoxic
* Ochratoxin, a toxin from P. cyclopium
& -viridicatum: nephrotoxic
Poria
Two major differences between poria and
ordinary decay fungi are that ordinary decay fungi require the
structure to provide the water (green wood, rain and plumbing leaks,
condensation), while poria provides its own water
through rhizomorphs connected to moist soil outside the
structure, and poria dies quickly when deprived of water, while
ordinary decay fungi usually just go dormant. These differences make
both the detection and control of poria very different from those of
ordinary decay fungi. An inspector who does not accurately diagnose
poria infection can make a company responsible for repairing
extensive decay, including that already repaired, within less than a
year; or, in the extreme, razing and rebuilding the entire
structure.
Call Dexaco Home Inspections - (407)
438-3763 or (321) 287-4076 contact
us
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DEXACO HOME
INSPECTIONS
Orlando,
Florida
32839
(407)
438-3763 voice
(407) 438-3763
fax
Email:
dexacohomeinspect@cfl.rr.com
Certified
Mold Inspectors 
By Pro-Lab
Laboratories:
Mr.
John N. Dexter
Mr. Todd
Dunihue
Mold
Overview
Even though it’s been
around for thousand’s of years, mold is a relatively new issue of
concern in residential housing. Mold contamination has led to
numerous lawsuits across the country, and its attention has
catapulted to the top of popular media such as Dateline NBC,
Newsweek, Time magazine and The Wall Street Journal. It has even
been referred to as “the asbestos of the new millennium,” inferring
that mold is an issue of paramount concern among the real estate
community. Moisture from roof leaks, hidden plumbing leaks and
basement water penetrations are the most obvious potential
contributors to an interior mold problem.
Because the issue of
mold has entered the mainstream so quickly, science has yet to catch
up. Guidelines for mold measurement and exposure have not yet been
established, but one thing is clear. As the financial toll of mold
continues to increase dramatically, measures need to be implemented
in order to minimize your financial risk and liability exposure.
What Is
Mold?
Molds are simple,
microscopic organisms whose purpose in the ecosystem is to break
down organic materials. They can be found wherever there are organic
materials and moisture, which are the necessary ingredients for mold
growth. Molds are found both indoors and outdoors, and in any area
of the country. Some are visible, some are not.
Except in structures
where all of the incoming air is cleaned, there is never going to be
a “mold-free” condition. Therefore, when checking a house for mold,
the intent is to have the indoor mold condition equal to or lesser
than the outdoor condition. Mold screening of the indoor and outdoor
conditions determine if an outdoor mold problem exists and what
types of molds are growing indoors.
Mold spores generally
enter a home on air currents, clothing, shoes and house pets. They
thrive particularly well on cellulose materials such as wood,
drywall, ceiling tiles and carpet. When a mold spore comes into
contact with a suitable surface, it germinates and begins to grow.
Each mold colony (mycelium) then produces millions of microscopic
spores within a few days, and continues to grow as long as
sufficient moisture is present.
A small portion of
mold may be visible on the surface of a material. However, it is
this part of the mold that usually releases the largest amounts of
reproductive spores. These spores facilitate further germination and
present the potential health threat we hear so much about today.
According to the New York City Department of Health’s Facts about Mold, (February 28, 2001), mold spores can
be released into the air when mold material becomes damaged or
disturbed. Homeowners are exposed to mold when they inhale spores,
handle moldy materials or accidentally ingest mold. Molds can also
produce mycotoxins, which, according to the EPA, can produce serious
health effects.
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Health Effects Of Mold
Exposure
The health effects
from mold exposure may be:
·
Respiratory failure/asthma
·
Flu symptoms/headaches
·
Nose bleeds/bleeding lungs
·
Neurological disorders
·
Memory loss
·
Dizziness
·
Learning disabilities
·
Death
Note: The more
serious health effects listed above are most commonly found in
people who already have compromised systems.
Mold Types
There are
approximately 100,000 genera of mold species known today, with
approximately 80 genera suspected of causing some form of illness.
Only a fraction of the 80 genera are considered toxic. Molds are
organized into three groups according to human responses:
Allergenic, Pathogenic and Toxigenic.
Allergenic Molds
Allergenic molds do
not usually produce life-threatening health effects, and are most
likely to affect those who are already allergic or asthmatic. The
human system responses to allergenic molds tend to be relatively
mild, typically producing only scratchy throats and rashes.
Pathogenic Molds
Pathogenic molds
usually produce some type of infection. They can cause serious
health effects in persons with suppressed immune systems, although a
normal, healthy individual can probably resist infection by these
organisms regardless of dose. In some cases, high exposure may cause
hypersensitivity pneumonitis (an acute response to exposure to an
organism).
Toxigenic Molds
Mycotoxins can cause
serious health effects in almost anybody. These agents have toxic
effects in ranging from short-term irritation to immunosuppression
and possibly cancer. Therefore, when toxigenic molds are found
further evaluation is recommended.
Conducive Conditions For Mold
Growth
*
Moisture. When looking
for the source of a mold growth, look for moisture. Spores can
survive in as little as 65% humidity.
*
Food Source. Food sources
for mold are the organic materials in a structure, such as wood,
drywall, insulation, and natural fibers, which may have been exposed
to moisture.
*
Raw Materials. Even
before a new home is built, it’s raw materials can collect moisture
and mold. Especially if it is exposed to the weather.
*
Minimal Air Circulation.
An example of minimal air circulation is two pieces of wood
coming together, such as where a floor joist meets a band joist.
*
HVAC Systems. HVAC
systems and ductwork often contains porous materials, moisture, and
dirt.
Mold Exposure
Standards
No scientific
exposure standards currently exist for mold. Some believe that the
development of exposure standards could be years away. According to
the EPA’s report on Indoor Air Quality, the EPA has not established
uniform air quality standards
covering airborne biological substances such as fungal
spores. This is due to a lack of convincing epidemiological
evidence.
Even with the EPA’s
statement of health concern, there are still no EPA regulations or
standards today for mold contamination and exposure. The reason for
this, according to the New York City Department of Health’s Guidelines of Assessments and
Remediation of Fungi in Indoor Environments is “susceptibility
varies with the genetic predisposition, age, state of health and
concurrent exposures. For these reasons, and because measurements of
exposure are not standardized…it is not possible to determine
precise ‘safe’ or ‘unsafe’ levels of exposure for people in
general.” One can drawn analogy between mold and cigarette smoking.
The exact number of cigarettes per day that lead to cancer has never
been defined, yet it is generally recognized within the
epidemiological and medical communities that smoking is a clear
health threat. Nevertheless, the growing mountain of anecdotal
medical evidence leads many experts with whom we have spoken to
speculate that some standard of safe and unsafe exposure will
eventually be developed for mold, just as they were with radon in
the late 1980’s.
In 1994, the Center
for Disease Control (CDC) reviewed a case control study in the
Cleveland,
Ohio area of the first 10 cases
of pulmonary hemosiderosis, which results from bleeding of the
lungs. In a subsequent report, Pulmonary Hemorrhage Among
Infants, the CDC concluded that pulmonary hemosiderosis was
associated directly with increased levels of household fungi,
including the toxin-producing mold Stachybotrys. But in a recent
update on that study, the CDC reversed its initial conclusions and
now believes that an association was not adequately proven and that
more CDC research is necessary.
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Mold
Screening
Although there are no
defined standards or exposure limits, it is possible to identify
houses with mold contamination by comparing the indoor and outdoor
levels of mold spores using the air sampling method. A review of the
recommendations by the nation’s leading testing laboratories shows
air sampling to be the method of choice for residential mold
screening.
When properties are
found to have higher levels of mold indoors than outdoors, further
investigation is recommended. It is assumed that a higher ratio of
indoor mold is indicative of an internal mold growth, which, if
confirmed, should be corrected. It is generally believed by the
scientific community that elevated levels of mold would be
inevitably lead to the discovery of some form of moisture
penetration such as a leaky roof, hidden plumbing leak or other
water infiltration problem.
The following are two
common methods of screening for mold: air sampling and sterile swab
sampling.
Air
Sampling
Screening by air
sampling (one of the most reliable, quick and cost-efficient mold
tests available today) is recommended if, during an inspection or
otherwise, conducive conditions or evidence of mold is
discovered. This sampling method requires that at least two samples
be taken, one outside and one inside the property. Air samples
should be taken inside in any of the rooms where indications of mold
are discovered. Only one sample is taken outdoors, called the
reference sample, and it is used for comparison to all the other
samples taken inside. Indoor/Outdoor mold ratios are often the
primary evidence suggesting the likely presence of mold growth
within the property.
The air samples are
sent to a laboratory specializing in mold analysis.
Note: Air sampling
should be avoided if it is raining or recently rained, if it is
windy (30 mph or more), or there is a heavy amount of dust in the
air (e.g. nearby construction).
Sterile Swab Sampling
Screening by sterile
swab sampling can be performed when there are visible signs of mold
growth. An individually packaged, sterile swab is used to wipe and
collect a sample from the surface of the mold. A separate swab is
used for each kind of mold found in the property.
The sample is then
forwarded to the laboratory for analysis.
Mold In The Media: Hype vs.
Reality
Even though molds
have been in existence for thousands of years, only recently have
they been in the spotlight. This is largely attributable to the
media, which has generated a significant amount of hype among
homeowners and the real estate community.
The
New
York Times (August 24, 2001) article, “Haunted
by Mold,” reported that one
California lawyer,
alone, is handling mold complaints for approximately 1,000 clients.
No matter where one may draw the line between hype and reality, mold
is clearly shaping up to be a very expensive epidemic for the real
estate community.
In the July 2, 2001 issue of Time magazine, “Beware:
Toxic Mold” reveals several examples of real estate losses due to
mold problems during the last two years. The article reports that
homeowners have paid thousands of dollars for repairs to their homes
due to mold. In one case, a property owner burned down his home as a
last resort since repairs would have exceeded the cost of new
construction.
According to “ No
Sold if There’s Mold,” which appeared in Real Estate News (April 26, 2001), ”the
biggest problem with molds is once they have invaded a home, they
can’t be killed, particularly if the conditions that fostered the
molds aren’t changed. When molds get into walls, flooring or roofing
structures, the repair costs can be tremendous.” Any environmental
issue that carries such significant financial exposure should not be
ignored.
As reported CBS’ 48
Hours news story “An Insidious Mold,” aired on September 28, 2000, the Ballard
family of Houston,
TX was ordered by the local
health department to evacuate their house. They had to move at a
moment’s notice, leaving dishes in the dishwasher and food in the
refrigerator. Mold had infiltrated beneath 2,500 square feet of
wooden flooring, rendering their home uninhabitable.
Mold has even
extended its reach into the insurance industry. The influx of
insurance claims has led one Houston-based insurance claims firm to
hire its ninth microbiologist this year alone. “Last year this firm
did not have one microbiologist on its entire staff,” reported The Wall Street Journal in
its June 6th,
2001 article “Insurers Blanch at Proliferation of
Homeowners Mold Claims.” It has brought up a sense of hysteria,”
said Michael Thompson, chief executive officer of Engineering &
Fire Investigations, a Houston-based subsidiary of claims specialist
GAB Robins North America, “which will only wind up costing multiple
millions of dollars to homeowners and insurance companies alike.” A
Dallas newspaper
recently confirmed this prediction.
A
Dallas Morning News
article (August 22,
2001) titled “Mold Policy May Delay Home Sales,” reported
that Farmers Insurance Company had received more than 1,000 new
mold-related claims this year. As a result, Farmers Insurance hired
Independent actuaries that estimated the insurance companies would
pay $128.5 million in mold claims in the
Texas market in 2001.
With these kinds of losses continuing to build, Farmers, along with
Allstate and Progressive Insurance Company, have stopped selling new
policies for home insurance in the
Texas market. This
movement within the insurance industry has presented many challenges
for the real estate community. Closings are delayed, and other
insurance providers must be pursued.
A
blurred line exists between where the science of mold ends and the
hype of mold begins. With all the attention being drawn to mold, it
is important to dig through the hype to reveal the blatant facts. No
matter how you look at it, mold is a reality, and so is the
financial nightmare that is riding its coattails and plaguing the
real estate community.
DEXACO HOME INSPECTIONS,
INC. Orlando,
Florida
(407)
438-3763
Certified Mold Inspectors by
PRO-LAB
Certified Mold Inspectors: Mr.
John Dexter - Mr. Todd Dunihue
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