mold to sold - fact vs. fiction
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P R E S E N T S
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Mold to SoldAgenda
I. Why is information about mold important to Real Estate Professionals?
II. What is Mold?III. Water intrusion – control the moisture, control the moldIV. Mold testing – the good, the bad, the uglyV. Air quality testing and equipmentVI. Mold Remediation OptionsVII. Reducing Liability
Does this house look familiar?
Oak Hill Road, Storrs, Ct
Mold and the Real Estate Transaction
Massive renovation in 2004-05
$192,000 spent on lead paint, asbestos and mold remediation
2007 President Hogan and wife move into home. She has a sensitivity to mold
Additional $31,371 to eliminate mold
2008 Hogan’s vacate move to Gurleyville Rd
Oak Hill Road, Storrs, Ct
UConn President’s House
Why is mold information so important?
You are the transaction manager Buyers and Sellers look to you for guidance Expectation that you will have a basic understanding of issues Expectation that you will provide appropriate recommendations
and referrals to resolve issues and serve their best interests Expectation that you will help them understand results and
recommendations so they may make informed decisions
Our objective today is to provide you with information and resource materials so that you, and in turn your clients, are better informed.
Why is mold information so important?
Increased public awareness of moldMold related litigationHealth issuesEnergy efficient building practicesChanging weather patternsMinimize your riskForeclosures
What famous person filed and won a lawsuit because their mansion was infested with mold?
1. Madonna2. Ben Affleck3. Ed McMahon4. Kirk Douglas
Connecticut has had it’s share of high profile “sick” buildings.
Which of the following have had mold issues?
1. McKinley School in Fairfield2. Hinsdale Elementary in Winsted3. 25 Sigourney Street, Hartford4. All of the above
McKinley School – Air quality problems caused by mold/fungus2001 Building torn down2003 Rebuilt, Cost $23 Million2011 Mold discovered in new building
Hinsdale School – Air quality issues caused by mold/fungus2011 Testing/Remediation
25 Sigourney Street –State of CT Tax Department2001 – present Air quality issuesMillions spent on ventilation, mold remediation, etc.
Heightened Public Awareness!
Mold/Indoor Air Quality issues exploded in the early part of 21st century
Insurance claims skyrocketedIn 1998 there were only 129 mold related insurance
claims nationallyIn 2001, there were 9,563 nationallyIn 2002, there were 227,000 mold related claims filed in
Texas alone
Why???
The Ballard Case Dripping Springs, Texas
Many say this case opened the flood gates to massive mold related litigation
Melinda Ballard filed suit against her insurance company because they refused to pay for timely mold remediation
In 2001 jury awarded family $32 Million2002 – Award reduced to $8 Million
2004 – Reduced again confidential ($4 Million?)
What is Mold?•Mold is a microscopic organism that is found everywhere
•Its purpose in the ecosystem is to break down dead materials
•Molds are types of fungi that live on organic based materials
Magnified Mold & Mold SporesSource: EPA
Mold in the Environment
Mold is everywhereNeeds moisture &
oxygen to growDigests/eats whatever it
is growing onControlling indoor
moisture will control mold
Mold in the Environment
Outdoors – plays a part in nature by breaking down dead organic matter (fallen leaves, dead trees)
Molds reproduce by spores invisible to naked eyeMolds begin growing indoors when spores land on
wet surfacesMany types of molds – none of them will grow
without a wet surface or sustained high humidity
Molds reproduce through spores released in the air. How long do mold spores remain viable?
1. 24 hours
2. 7 days
3. Many years
4. Spores have a 30 day lifecycle
The three most important conditions for spore germination and growth are:
1. Food, temperature, and oxygen2. Temperature, moisture, and oxygen3. Darkness, oxygen, and food4. Food, moisture, oxygen
Are there Federal regulations or standards regarding mold?
1. Yes
2. No
3. No, standards are set and managed at the State level
How does mold affect our health?
Mold spores and gases (given off by mold) produce allergens, irritants, sometimes toxic
compoundsAllergens/irritants cause allergic reaction in
sensitive individualsSymptoms may include sneezing, runny nose,
red eyes, skin rash or more severe symptomsAsthma may be triggered
How does mold affect our health?
Molds affect people differently, depending on degree of sensitivity
Highly sensitized individuals may have severe reactions
Mold may colonize within our body if immune system is suppressed
A few molds may cause internal organ damage
How does mold effect our health?
Molds may also produce a potentially toxic substance called mycotoxins
May be ingested, inhaled or skin contactHealth effects often include nosebleeds,
coughing up blood, nausea, vomiting, diarrhea, fatigue, tremors
Suppress immune system and cause central nervous system damage
Symptoms vary greatly, according to degree of sensitivity and level of toxins
What is a mycotoxin?
Gasses that the mold gives off during digestionVOCs – volatile organic compoundsIn healthy people, exposure must be quite high
for adverse affectRare occurrenceCDC states there are approximately 1.5 million
types of fungusOnly 300 are known to make people sickThat’s less than 0.0002%
What color is mold? What does it look like?
Mold comes in many colors – black, white, yellow, green etc
How well do you see colors?
How well do you see colors?
Mold growing on a suitcase stored in a humid basement
Mold on paneling behind mirror above bathroom sink
Mold on drywall under leaky sink Extensive mold contamination of ceiling
What does mold smell like?
Some compounds produced by mold have strong smells
Volatile and quickly released in air
They are known asmicrobial volatile organic
compounds (mVOCs)
According to the CDC the most common household mold genera are:
•Cladosporium•Penicillium•Alternaria•Aspergillus•Stachybotrys (infrequent)
Please refer to your handoutCommon Household Molds
Section IIIWater Intrusion
Why Is It So Destructive?
Moisture can be the single most destructive factor to the structural integrity of a home or building
Moisture can dissolve the matrix of drywall, overwhelm the HVAC system, and lead to mold growth, which can destroy building materials
Moisture can encourage unhealthy conditions within a home or building.
Case in PointIn 2009 a resident of an apartment in New Haven complained to the Management Company that she has a water leak that resulted in some mold growth
Maintenance workers do an “inspection” and determine a wall needs to be removed in order to locate leak
Maintenance workers do not follow through
Case in Point
December 2009 Resident vacates apartment fearful that the mold is a health hazard – she has a young son
She takes photos of walls, ceiling and related mold and starts removing personal items
There is a puddle on the floorShe hears an ominous noiseShe runs into the bedroom – but she is not fast
enough
Case in Point
Resident eventually pushes water logged debris off of her and exits apartment
She is hurt – neck, back, head, knee
Her medical expenses total $3152.61
The ceiling crashes down - landing on top
of her
As a result…
She was awarded $78,162.51$75,000 pain and suffering, plus medical
expenses
Exterior Building Enclosure Science
What is the Exterior Building Enclosure?
Exterior perimeter wall and roof of the structure
Separates outdoor from indoor environments
Encompasses walls and roof, structure, windows, doors
All penetrations through exterior walls and roof
Exterior Building Enclosure Components
RoofingChimneysSheathing and House
WrapsBrick & Stone VeneersWood and Composite
Siding and TrimHard Coat StuccoFlashingWindowsDoors
All Building Penetrations Electrical Utility
Installations Vent Installations Nails and Other
Fasteners Exterior Piping and
Conduits
Additional Concerns….
What is the Interior Building Enclosure?
Interior perimeter walls and ceiling of the structure
Encompasses floor, wall and ceiling surfaces
All penetrations through interior floors, walls and ceiling
Where We Want to Contain Conditioned Air Enclosure Penetrations
Interior Building Enclosure Science
Interior Building Enclosure Concerns
Air Sealing ProcessesInsulation DetailsVapor Barrier
InstallationDraft Sealing Interior
CavitiesTemperature and
Humidity ControlWet Building Materials
Occupancy Issues Lost Energy = Expense Trapped Moisture = Mold IAQ = Allergies/Sickness
Additional Concerns….
…Why, oh why, does water intrude into a building?
1. Weather Conditions – Snow, Sleet, Rain
2. Leaking Plumbing – Appliances, Toilets, Showers, Sinks, Tubs
3. Grading
4. Deteriorated Roof/Flashings
5. Gutters/Downspouts
6. Structural Defects
7. Ductwork
8. Foundation Defects
9. Improper Insulation Installation
10. Windows
Top 10 Areas of Penetration1. Basement/Crawlspace
2. Foundation/Exterior Grounds
3. Siding/Exterior
4. Decks/Patio
5. Garage
6. Interior walls/floors
7. Kitchen
8. Bathroom
9. Attic
10. Roof
Moldy Myths…CommonMisconceptionsAbout Mold…
Let’s dispel them, once and for all!
"This isn't the toxic mold, also known as
“black mold”…1. The mold that most people are referring to when they use the
term "BLACK MOLD" is a mold called Stachybotrys2. There are thousands and thousands of different molds and many
of them are black – they are not all toxic3. Some molds will change colors and texture at different stages of
their growth4. Some molds can be gray one day, black the next day, and green
the day after that 5. Color does not indicate toxicity
"This isn't mold. It's just mildew.”
1. Mold and mildew are the same thing2. Stachybotrys mold has the potential to be hazardous, there are
many other species of mold like Aspergillus, Penicillium, Fusarium, and Alternaria that are very common and can be just as unhealthy
3. Any significant amount of visible mold will likely cause elevated levels of mold spores in the air
“Is it safe to clean it myself”
1. When doing any kind of mold abatement, it is necessary to take steps to limit exposure, no matter what type of mold it is
2. Wear gloves, coveralls, and respiratory protection3. Mold levels can increase up to 10 to 100,000 times background
levels during mold clean up resulting in acute exposure4. For large areas of mold it is recommended that the cleanup be
completed by individuals properly trained in the handling of hazardous materials
5. It is also important to ensure that all impacted materials are properly treated or removed so the mold does not return
"I want to make sure that my house is free of mold”
1. No house is completely free of mold2. Molds are very common outside, so some mold spores
will always be present in the air indoors as well3. When a home is tested for mold, it is checked to make
sure that the indoor mold spore levels are less than or comparable to the outdoor spore levels
"I cleaned the mold with bleach, so I have fixed the
problem”
Bleach is ineffective for a variety of reasons: It’s diluted and it doesn’t kill spores It’s around 95% water, just what mold wantsDoesn’t penetrate into materialsBleach evaporates quickly, leaving behind water, which does penetrate and feeds the mold
Bleach is not recommended in any standard mold remediation protocol
LET’S QUICKLY REVIEW…
We’ve discussed:Why information about mold is important to RealtorsThe science of mold Building enclosure scienceWhy and where water is mostly likely to enter a buildingWe’ve debunked the most common myths about mold
Now, we’re going to examine what is probably the most confusing area of all
Mold Testing – when, how, where, why, who!
Mold TestingThe GoodThe Bad andThe Ugly!!
Let’s go undercover and examine the options…
The Undercover House
B R E A KB R E A K
15 MINUTE15 MINUTE
2014 – 2016 (3) Credit Continuing Education Courses
Don’t Let Water Intrusion Sink Your Deal! Smart Energy Updates for Existing Homes Innovation in Sustainable Housing – Green Building Best PracticesThis Old Connecticut House Minimize Your Risk, Maximize Your Earnings Environmental Issues – Evolution to Resolution What to Expect When We’re Inspecting! Mold to Sold! Residential Building Practices
Your Opinion Matters….
Before the end of class, please take a moment to complete our evaluation form…
And now part 2 of the undercover house…
The Undercover House – Part II
What is Relative Humidity? The degree of moisture in
the air relative to how much it can hold (at a certain temperature)
Warm air can hold more moisture than cold air
50% RH means that the air is holding half of the moisture
At 100% RH, the air can’t hold any more moisture
Condensation occurs if the air temperature goes down enough or the humidity level goes up enough
Examples: Cold glass of ice tea on a hot summer day or frost on a window pane
Either condition is a mold garden waiting to happen
Connecticut Department of Public Health
Mold Guidance for The Real Estate, Banking and
Insurance Communities
Please refer to your Handout
Connecticut Department of Public Health
Highlights:
There are no health-based exposure level standards.
Lack of odors does not mean mold is not present.
Air sampling may not be necessary. Unless you need to know the extent of the problem.
There are no state guidelines or enforcement.
3rd party assessment is recommended.
Here’s what CAR says…..
Please refer to your handout
CAR “Mold” Statement of Policy
CAR – “Mold” Statement of Policy
Indoor mold associated with allergic responseIndividuals react differentlyParties should deal with issue responsiblySellers/landlords should disclose actual
knowledgeWater Stains, musty odors may indicate problemBuyers/tenants at higher risk should inform
seller/agent
CAR – “Mold” Statement of Policy
Assessments and samplings for mold contamination can be performed by qualified industrial professionals
(hygienist, engineer, labs, home inspection companies)
To Test…Or Not to Test??
The EPA, CDC, OSHA and CT Department of Public Health agree that it is more important to locate and fix the source of the water problem
More important to get rid of mold than to identify it
However….
When Should Your Client Test For Mold?
When a person is particularly susceptible to mold because of respiratory problems or allergies
When a person has an immuno-compromised or immuno-suppressed system
When there is a historic record (seller disclosure/CLUE report) of a moisture or mold problem
Post remediation – to ensure effectivenessWhen Buyer specifically requests sampling/testingWhen the extent of a problem needs to be defined
CLUE ProgramComprehensive Loss Underwriting ExchangeData sharing insurance claimsContains approximately 90% of claims filed
within past 5-7 yearsOnly the owner of a home or an insurance
company can obtain the reportFree every 12 monthshttps://personalreports.lexisnexis.com
Testing??What are the options?
Indoor Air Quality Testing (IAQ)Water Intrusion InspectionMold Inspection (what the heck is that and who does it?)
Remediation Company? Environmental Company? Home Inspector? Uncle Harry?
Mold Sampling And Analysis
Air Sampling Surface Sampling
Swab sampling Tape sampling
Dust SamplingBulk sampling Settlement Plates
Air Sampling
Most mold samples are collected from the airAir is collected through a calibrated pumpCollects indoor air through an air cassette
Indoor samples are compared to an outdoor sampleViable and non-viable spores
Viable sampling is rarely doneAir cassette is sent to lab for analysisFinal report should contain lab report
interpretation & recommendations
Air Sampling
Most mold samples are collected from the airAir is collected through a calibrated pumpCollects indoor/outdoor air through a spore
trapViable and non viable sporesSpore trap is sent to lab for analysis
Air sampling cassetteOperates upon the principle of inertial impaction
Through acceleration, particulate-laden air is drawn through the cassette onto a slide
The particles become trapped on adhesive on the slide within the air cassette
Cassettes are sealed before and after sampling to protect against contamination
Rapid results from lab
Air-O- Cell
Surface Sampling
Lift tape samplesSwab samplesBulk samplesAll these can be analyzed
to determine the genus of any mold present and the likelihood of active growth
Samples usually coordinate nicely with air samples
Other Sampling Techniques
Petri Settlement PlatesGenerally does not give an accurate representation of conditions
ERMI Vacuum SamplesSamples only a very small area of carpet -questionable
representation of actual conditionsViable Sampling
Rarely required – expensive, time consuming, but will identify the mold species rather than just the genus
Other Methods of Moisture/Mold Detection
Moisture metersInfrared camerasInfrared thermometersMold dogs
What Does a Lab Report Look Like?
What Does a Lab Report Look Like?
Remediation Methods
Please see Handout“Get The Mold Out”
DPH – Get The Mold Out
“Abatement” vs. “Remediation”(Synonymous in this handout)
No home will be completely free of mold sporesUse a home inspector to track down water/moisture
concerns Recommend the eyeball & nose test - Sampling isn’t
always necessary(Beware of conflicts of interest)
No standards for “acceptable levels” of mold exposure
DPH – Get The Mold Out
Small jobs can be handled by a homeowner
Level I - A small isolated area less then 10 square feet Level II - Mid sized isolated area of 10 to 30 square feet
Level III - Large isolated area 30 to 100 square feet
Level IV - Extensive contamination over 100 contiguous square feet
Level V-VI - 5-6 Involve HVAC contaminations
DPH – Get The Mold Out
Be sure remediators are trained and will follow accepted remediation protocol
IICRC S-520: Institute of Inspection, Cleaning and Restoration
Certification – 2008(a certification and standard-setting non-profit
organization for the inspection, cleaning & restoration industries)
Resources
NYC DOHMH: New York City Department of Health and Mental Hygiene
NADCA ACR-2006: National Air Duct Cleaning Association, Assessment, Cleaning and Restoration - sets international standards for cleaning HVAC ducts
“Mold abatement is based upon removing the source of the problem, preventing it from reoccurring, and cleaning up any residue.” (page 5 of your handout.)
What does a remediator do?
A good remediator will address the source of moisture
Isolate the area being remediated
Remove contaminated materials
Remove all mold Clean everything!
What does remediation look like?
What happens after remediation?
Post Remediation TestingThis is the only way to ensure
the remediation was successful
Air sampling Swab samples of any residual dust Visual assessment of remediated area for mold
Control the Moisture
No remediation will be
successful for long if the moisture
problems are not corrected!
Some molds can establish
growing colonies in as
little as 48 hours!
Mold and The Home Inspection
According to The State of Connecticut Standards Of Practice for Home Inspectors:
Is a Home Inspector required to identify Mold?
Is a Home Inspector required to identify water penetration/intrusion that may lead to Mold?
Limitations and Exclusions:
The Inspector is not required to
determine the following:
“ the presence of any environmental hazards, including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air, with the exception of radon, asbestos, lead paint, or lead solder”
Mold and The Home Inspection
According to The State of Connecticut Standards Of Practice for Home Inspectors:
What responsibility does the Home Inspector have with regard to insulation and
ventilation?
Insulation and Ventilation:
(a) The inspector shall inspect the insulation and vapor retarders in unfinished spaces; the ventilation of attics and foundation areas; and the mechanical ventilation systems
(b) The inspector shall describe the insulation and vapor retarders in unfinished spaces and the absence of insulation in unfinished spaces at conditioned surfaces
(c) The inspector is not required to disturb insulation or vapor retarders or determine indoor air quality
What is your responsibility in the Real Estate Transaction?
As a Buyers Agent?As a Listing Agent?As a Broker?
We understand how difficult your job is..
And how hard you work!We also know that sitting through a 3 hour CE
class is not easy…
So, we’d like to pay a tribute to all of you…
When working with a Seller - look for:
Evidence of leaking pipesSigns of moisture around kitchen appliancesBlistering paint & wallpaperCondensationTiles pulling away from wallsOdors – musty smellUnstable toiletsVisible mold on ceilings, walls, floors, carpets,
bathrooms
Seller Disclosure
Ask questions – have you had any water leaks?Roofing issues, leaking pipes, appliance leaks?What was extent of water intrusion?How quickly was it cleaned up?Was an insurance company involved?Was any mold detected?Was any testing done? Results?
Mold and Disclosure
Do CT Statutes mandate that a prospective purchaser receive a mold disclosure form prior to executing a contract?
The Seller should complete the form
Realtors should not supply any answers nor guidance
Mold and Disclosure
Realtors have obligation under Code of Ethics and Real Estate Regulations to reveal material facts concerning a property
If conditions are discovered after the Seller has completed the form, and the Seller does not wish to amend the form, the Sellers failure to amend does not relieve the Realtor of the obligation to disclose material facts about the property
When working with a buyer…
Educate the BuyerReview Seller disclosures with Buyer – if
necessary get further informationHave a Home InspectionReview report with buyersProvide fact sheets about mold or water damageRefer buyer to EPA, CTDPH or CDC websiteMake appropriate referrals to qualified/vetted
professionals
One Minute BreakYour Opinion Matters….
Please take a moment to complete our evaluation form…
Are you Ready?Let’s test yourMold IQ!!
The most important factor influencing mold growth indoors is:
A. Temperature
B. Light
C. Moisture or Water
D. Organic Matter
With respect to mold, the MOST desirable condition in a home is when:
A. No mold is present
B. Indoor levels are similar to outdoor levels and there is no moisture
C. Mold and moisture problems are hidden
D. Mold is visible and easy to detect
Mold is usually black.
True
False
Condensation can be a sign ofHigh humidity.
True
False
If insulation within duct work becomes contaminated with mold, the ductwork
must be removed and replaced.
True
False
If I use my stove to make a pasta dinner, could this
increase the humidity in my home?
Yes
No
Resourceshttp://www.epa.gov/mold/moldresources.htmlhttp://www.ct.gov/dphhttps://personalreports.lexisnexis.comhttp://www.cdc.gov/mold
Mold GuideMold CourseIndoor Air Quality InformationRemediation Guidelines
Questions??
Thank you!
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