PRESENTED BY KATHRYN L. PASCALE MICROBIOLOGIST AND PRESIDENT OF C.H.M.M. INC. ENVIRONMENTAL INSPECTIONS AND IAQ LABORATORY NEW REGULATIONS FOR LEAD PAINT, MOLD INSPECTIONS & CHINESE DRYWALL
Sep 03, 2014
PRESENTED BY
KATHRYN L. PASCALE MICROBIOLOGIST AND PRESIDENT OF
C.H.M.M. INC.ENVIRONMENTAL INSPECTIONS AND
IAQ LABORATORY
NEW REGULATIONS FOR LEAD PAINT, MOLD INSPECTIONS
& CHINESE DRYWALL
EPA RENOVATION, REPAIR AND PAINTING (RRP) RULE
HUD/CPSC INTERIM GUIDANCE FOR CHINESE DRYWALL INSPECTIONS
FLORIDA’S MOLD INSPECTION AND REMEDIATION LAWS
NEW REGS FOR 2010(Already in Effect)
•FEDERAL LAW
•EFFECTIVE APRIL 22, 2010
•REQUIRES ALL WORK DONE ON PRE 1978 HOMES THAT DISTURBS PAINTED SURFACES TO BE CONDUCTED BY EPA
CERTIFIED RRP CONTRACTORS
EPA’S RENOVATION, REPAIR & PAINTING PROGRAM (RRP) RULE
• ALL WORK ON PRE 1978 HOMES WHICH DISTURBS PAINTED
SURFACES OF>6 SF INTERIOR
>20 SF EXTERIORAND ALL WINDOW REPLACEMENT
REGARDLESS OF SF
WHAT IT COVERS
RULE SPECIFICALLY LISTS, BUT IS NOT LIMITED TO;
• REMODELING• REPAIRS
• MAINTENANCE WORK• ELECTRICAL• PLUMBING• CARPENTRY
• WINDOW REPLACEMENT
“ANY ACTIVITY THAT DISTURBS PAINT IN PRE 1978 HOUSING”
• ALL CONTRACTORS
• ANYONE RECEIVING COMPENSATION INCLUDING RENT AND MANAGEMENT FEES
• PROPERTY MANAGERS AND THEIR EMPLOYEES
• MAINTENANCE WORKERS
WHO IT COVERS
•WORK DONE BY HOMEOWNERS ON THEIR OWN RESIDENCE
•LEAD ABATEMENT PROJECTSSTILL NEED AN EPA CERTIFIED LEAD-BASED
PAINT ABATEMENT CONTRACTORMUCH HIGHER STANDARD OF TRAINING
DOES NOT APPLY TO….
STILL AN UNACCEPTABLY HIGH NUMBER OF
CHILDREN IN U.S. WITH ELEVATED BLOOD LEAD
LEVELS (EBLL)
REASON BEHIND RRP LAW
EPA AND HUD EXPECTED TITLE X TO SIGNIFICANTLY REDUCE EBLL
BY ALERTING PARENTS TO THE PRESENCE OF LEAD-BASED PAINT IN THE HOMES THEY WERE BUYING OR RENTING
REASON BEHIND RRP LAW
EFFECTIVE 1996
SELLER, LANDLORD OR THEIR REPRESENTATIVE MUST PROVIDE PROSPECTIVE BUYER OR RENTER WITH EPA
PAMPHLET “PROTECT YOUR FAMILY FROM LEAD IN THE HOME’
MUST PROVIDE 10 DAYS FOR A LEAD INSPECTION
MUST GET WRITTEN CONFIRMATION THAT BUYER/RENTER READ PAMPHLET AND UNDERSTANDS
LEAD HAZARDS IF THEY CHOOSE NOT TO OBTAIN INSPECTION
TITLE X REFRESHER
•SIGNIFICANT NON-COMPLIANCE WITH TITLE X EVEN THOUGH
THERE ARE $10,000 FINES
•EPA NEVER HAD THE PERSONNEL TO ENFORCE THE LAW
REASON BEHIND LAW
SINCE THEY CAN’T FORCE PEOPLE TO HAVE AN INSPECTION WHEN
PURCHASING OR LEASING……………………………… ……..THEY ARE NOW SIMPLY
TREATING ALL PAINTED SURFACES AS IF THEY CONTAIN LEAD
REASON BEHIND LAW
FINES FOR NON-COMPLIANCE UP TO $32,500 PER DAY PER
VIOLATION
WILL EVENTUALLY BE ENFORCED THROUGH LOCAL BUILDING
DEPARTMENTS
ENFORCEMENT
FIRMS AND WORKERS MUST BE EPA CERTIFIED TO CONDUCT ANY RRP WORK
WORKERS MUST BE TRAINED IN LEAD SAFE PRACTICES BY AN EPA CERTIFIED TRAINING
PROVIDER
MUST RECERTIFY EVERY 5 YEARS
WHAT MUST BE DONE ?
NOTIFICATION OF OCCUPANTS
MUST USE LEAD-SAFE WORK PRACTICES THAT MINIMIZE
OCCUPANT’S EXPOSURE TO LEAD DUST
PROPERLY CLEAN & POST RRP VERIFICATION
WHAT MUST BE DONE ?
•PROVIDE EPA PAMPHLET “RENOVATE RIGHT” TO OCCUPANT (HOMEOWNER, TENANT, ETC.) BEFORE
STARTING WORK
• WRITTEN CONFIRMATION THAT OCCUPANT RECEIEVD PAMPHLET
• RETAIN RECORDS FOR 3 YEARS
•POST SIGNS DESCRIBING THE NATURE, LOCATION AND DATES OF WORK
NOTIFICATION
•CONTAINMENT TO PREVENT DUST FROM LEAVING WORK AREA
•PROHIBITION OF METHODS THAT PRODUCE LEAD DUST OR FUMES (DRY SANDING, SCRAPING, HEAT GUNS,
BURNING)
•POWER TOOLS MUST HAVE HEPA EXHAUST CONTROLS
•WORKER PPE (RESPIRATORS, PROTECTIVE CLOTHING)
WORKPLACE CLEANING AND VERIFICATION
PROPER DISPOSAL OF WASTE
LEAD-SAFE WORK PRACTICES
WILL ADD SUBSTANTIAL COSTS TO ALL PRE-1978 RENOVATION, REPAIR, PAINTING AND
MAINTENANCE JOBS
FEWER CONTRACTORS AVAILABLE FOR WORK ON PRE 1978 HOMES
MANY CONTRACTORS ARE CHOOSING TO AVOID OLDER HOMES RATHER THAN
ASSUMING THE COSTS OF MAINTAINING EPA CERTIFIED WORKERS
COSTS
• ZERO-BEDROOM DWELLINGS
•HOUSING FOR THE ELDERLY OR DISABLED (UNLESS CHILDREN UNDER 6 RESIDE OR ARE
EXPECTED TO RESIDE THERE)
•HOUSING OR COMPONENTS DECLARED LEAD-FREE BY AN EPA CERTIFIED LEAD BASED PAINT
INSPECTOR OR RISK ASSESSOR(NOT THE RRP CONTRACTOR
AND NOT HOMEOWNERS WITH TEST KITS)
EXEMPTIONS
ADVANTAGES:•HOME MAY NOT HAVE ANY LEAD
•RRP COMPONENTS MAY NOT HAVE ANY LEAD
•EITHER WAY, DON’T NEED TO PAY FOR AN EPA CERTIFIED CONTRACTOR
•CAN USE ANY CONTRACTOR AS LONG AS YOU CAN PROVIDE LEAD-FREE REPORT
LBP INSPECTION EXEMPTION
Percentage of Homes Containing Lead-Based Paint in the U.S.
by Year Built
24%
69%87%
0%20%40%60%80%
100%
1960-1978 1940-1960 Pre-1940
UNLIKE OTHER HOME INSPECTIONS, LBP INSPECTION REPORTS ARE GOOD FOREVER
ALL FUTURE RRP WORK WILL BE EXEMPT
CAN INCREASE VALUE OF PROPERTY
CAN BE USED LATER TO MEET TITLE X DISCLOSURE REQUIREMENTS WHEN SELLING
OR LEASING THE PROPERTY
OTHER ADVANTAGES OF LBP INSPECTION REPORT
LEAD-BASED PAINT LIABILITY
Lately seen an increase in banks requiring LBP inspections on non-government backed loans ALREADY REQUIRED ON FHA AND VA LOANS, ETC.
Possibly to limit their liability in a foreclosure Don’t want to own properties with liabilities
Insurers also requiring more LBP inspections on multi-family units
MUST HAVE A “SURFACE BY SURFACE” INSPECTION CONDUCTED BY EPA CERTIFIED INPECTOR OR RISK
ASSESSOR (NOT RRP CONTRACTOR)
THESE INSPECTIONS ARE CONDUCTED USING AN X-RAY FLUORESCENT SPECTROMETER (XRF)
WHICH IS DIRECT READING AND DOES NOT HARM PAINTED SURFACES
TO MEET HUD AND EPA GUDELINES EVERY PAINTED SURFACE MUST BE TESTED
RESULTS IN HUNDREDS OF READINGS PER HOME
TO QUALIFY FOR LEAD-FREE EXEMPTION
PAINT CHIP SAMPLES
Can use paint chip samples, but; Every sample must be 2”X 2” and include all layers of
paint down to the bare substrate
Still must sample all surfaces required by EPA and HUD protocol Means a hundred or more holes all over
house No seller will allow that Laboratory fees prohibitive
PAINT CHIP SAMPLES
Taking a few paint chip samples from hidden areas like closets is not a LBP inspection
This is not an EPA /HUD approved LBP inspection
Not legal to claim its a LBP InspectionNot acceptable for Title X Disclosure Rule
or to obtain RRP Rule Exemption
LEAD PAINT, ESPECIALLY ON FRICTION SURFACES (WINDOWS, DOORS, STAIRS, ETC.)
CONTRIBUTE LEAD PARTICLES TO HOUSEHOLD DUST;
RRP ACTIVITIES CAUSE EVEN MORE DUST
DUST IS INGESTED BY HAND TO MOUTH ACTIVITIES ON TOYS, HANDS AND FOOD
PURPOSE; LIMIT EXPOSURE TO LEAD DUST
HEALTH EFFECTS
Neurological damage Developmental
Lower IQ Behavioral problems
ADD Stunted growth
Lead deposits at bone ends where growth occurs
Adults Kidney damage High blood pressure Elevated BLL in osteoporosis patients
Lead deposited in childhood leaches out and causes lead poisoning
MYTHS
#1 Lead poisoning only caused by chewing
paint chips
Most exposure occurs through household dust LBP on wear surfaces settle in household dust Hand to mouth ingestion Children pick up dust from floors on hands and toys
MYTHS
#2 Only found in low income housing
Lead-based paint high quality and expensive Long lasting Resistant to elements Designed to slough off and always look fresh
In South Florida More prevalent in Palm Beach mansions than PHA
QUESTIONS?
LBP
HUD/CPSC INTERIM GUIDANCE FOR INSPECTIONS
LAWSUIT RULINGS SETTING PRECEDENTS FOR REMEDIATION
CHINESE DRYWALL 2010 DEVELOPMENTS
CHINESE DRYWALL BASICS
Drywall is made from gypsum Naturally mined or synthetic
Synthetic gypsum is made from the byproduct of power plant air scrubbers Original theory was that the problem drywall was made
from synthetic gypsum contaminated by power plant fly ash
Actually made from naturally mined gypsum Several mines in one area in the Shandong Province These mines have now been shut down
SCOPE
Between 2005 and 2007 approximately 320 Million Ft2 of drywall was imported into the U.S. from China
Most of it was used in Florida, Texas, Louisiana, Alabama and Mississippi But reported as far as Canada and Guam
Enough to be in tens of thousands of homes
MANUFACTUERERS
Knauf Plasterboard (Tianjin) Co. Ltd.Taian Taishan Plasterboard Co. Ltd.Shandong Taihe Dongxin Co.Shandong Chenxiang GBM Co. Ltd. (C&K Gypsum Board)Beijing New Building Materials (BNBM)
SYMPTOMS
Off-gassing volatile sulfur compounds Can produce rotten egg odor Corrosive to bare copper
Components like A/C coils, refrigeration lines, copper ground wires, plumbing and electronics have been failing at a higher than normal rate
This is the most common symptom of the problem, and the only one that has been scientifically linked to the drywall
Copper corrosion on A/C coils
A/C coilcorrosion
HEALTH EFFECTS
No data linking off-gassing to health effects Air sampling to date has shown levels of H2S and CS2
to be well below OSHA standards
EPA and Florida DOH both currently conducting additional air sampling To determine if anything else in the drywall can be
causing the health issues people are claiming
CURRENT DATA
FDOH and several drywall manufacturers have all done comparison testing on Chinese and domestic drywall
Environmental Chamber Testing High heat & relative humidity
Chinese drywall produced 2 volatile sulfur gases which the domestic samples did not hydrogen sulfide and carbon disulfide.
Also contains compounds not present or present in much lower levels in the domestic samples iron disulfide, strontium sulfide and five organic compounds
CAUSE OF OFF-GASSING UNKNOWN
None of these tests has determined what the actual component(s) is that is causing the off-gassing
Speculation Might be coming from the iron disulfide or strontium
disulfide Fumigation materials may be reacting with the organic
compounds
No one knows right now
INTERIM GUIDANCE
THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD), AND
THE U.S. CONSUMER PRODUCT SAFETY COMMISSION (CPSC) HAVE ISSUED A JOINT GUIDANCE DOCUMENT for conducting Chinese drywall inspections
INTERIM GUIDANCE
TWO PART IDENTICATION METHOD
STEP 1: THRESHOLD INSPECTION
STEP 2: CORROBORATING EVIDENCE
• VISUAL INSPECTION REVEALS BLACKENING OF COPPER ELECTRICAL WIRING AND/OR A/C
COILS; AND
• DRYWALL INSTALLATION DATE BETWEEN 2001 AND 2008
IF BOTH CRITERIA ARE MET THAN GO TO STEP 2
STEP 1:THRESHOLD INSPECTION
BECAUSE CORROSION CAN BE CAUSED FOR REASONS OTHER THAN THE PRESENCE OF CHINESE DRYWALL
CORROBORATING EVIDENCE IS REQUIRED
FOR HOMES BUILT BETWEEN 2005 AND 2008 NEED TO HAVE 2 OF THE FOLLOWING 6
INDICATORSFOR HOMES BUILT BETWEEN 2001 AND 2004
NEED TO HAVE 4 OF THE FOLLOWING 6 INDICATORS
STEP 2: CORROBORATING EVIDENCE
1. PRESENCE OF COPPER SULFIDE IN CORROSION RESIDUE SAMPLE
2. CONFIRMED MARKINGS OF CHINESE ORIGIN
STEP 2: CORROBORATING EVIDENCE
3. STRONTIUM LEVELS >1200PPM IN DRYWALL SAMPLES
4. ELEMENTAL SULFUR LEVELS >10PPM IN DRYWALL SAMPLES
STEP 2: CORROBORATING EVIDENCE
5. ELEVATED LEVELS OF HYDROGEN SULFIDE, CARBONYL SULFIDE
AND/OR CARBON DISULFIDE GASES
6. CORROSION OF COPPER TO FORM COPPER SULFIDE WHEN PLACED IN
TEST CHAMBER WITH DRYWALL SAMPLE
STEP 2: CORROBORATING EVIDENCE
THE FOLLOWING PROCEDURE IS BASED ON THE HUD/CPSC
GUIDELINES
COMPREHENSIVE INSPECTION
DRYWALL INSPECTIONS
CONFIRM DRYWALL INSTALLATION WAS BETWEEN 2001 AND 2008
NEW CONSTRUCTION RENOVATION
INSPECT ALL OF THE FOLLOWING FOR CORROSION:
• COILS OF ALL A/C UNITS
• ALL COPPER PLUMBING COMPONENTS
• COPPER GROUNDWIRES IN EVERY ROOM• Important to check all rooms….. we’ve found homes with
contaminated drywall in just one room and sometimes just one wall…and those rooms will have copper corrosion while the rest of the
house might not
DRYWALL INSPECTIONS
COLLECT COPPER CORROSION SAMPLES FOR LABORATORY ANALYSIS
COPPER SULFIDEOr
OXIDATION
DRYWALL INSPECTIONS
AIR SAMPLE ANALYSIS FOR PRESENCE OF HYDROGEN
SULFIDE, CARBONYL SULFIDE AND/OR CARBON DISULFIDE
GASES
DRYWALL INSPECTIONS
PREFER:
•CORROSION SAMPLING• AIR SAMPLING
•BOROSCOPE INSPECTION FOR LABELS
DRYWALL INSPECTIONS
RATHER THAN DRYWALL LAB SAMPLES BECAUSE
NEGATIVE RESULT ON 1 DRYWALL SAMPLE NOT SUFFICIENT TO SAY
HOUSE IS FREE OF CHINESE DRYWALL
ONLY MEANS THAT 1 SHEET IS
DRYWALL INSPECTIONS
WHEREAS CORROSION SAMPLES CAN BE COLLECTED FROM ALL PROBLEM AREAS
AIR SAMPLES CAN BE COLLECTED FROM ALL ROOMS THAT HAVE CORROSION
BOROSCOPE READINGS CAN BE DONE ANYWHERE
THIS COMBINATION GIVES THE MOST CONCLUSIVE RESULTS
DRYWALL INSPECTIONS
COMPREHENSIVE INSPECTION
Air samples For volatile sulfur compounds H2S and CS2
Collected from inside wall cavity in those rooms with copper corrosion Gases more concentrated Worse case scenario of the health threats present in
that particular home
ORIGIN LABELS
MUST INSPECT BOTH CEILING AND WALLSDifferent specifications for ceiling drywall, ½” Vs 5/8”
RARELY FIND CHINESE DRYWALL IN CEILINGS EVEN IN HOMES WITH CHINESE BRANDS IN THE WALLS
DRYWALL INSPECTIONS
COMPREHENSIVE INSPECTION
LABELS:Visual inspection of attic drywallBoroscopic inspection of wall cavitiesCheck walls in all rooms that have copper
corrosion Drywall sometimes clustered by manufacturer as it
came off pallets Other times totally random
Found every possible scenario From whole house To one sheet in one room
LABORATORY ANALYSIS OF DRYWALL
Sending a piece of drywall for analysis Strontium and elemental sulfur Costs prohibitive, so usually only one sample taken
Results are only for the one piece of drywall sampled Like calling a house lead-free after testing one wall
Drywall is a commodity Builder calls supplier and orders by size, thickness, fire
rating, etc. Warehouse sends whatever pallets of that spec on hand
CHMM Inc. encountered five different brands in one house
1 S T JURY CASE AWARDED $2.46 MILLION TO FLORIDA COUPLE AGAINST BANNER SUPPLY IN
MIAMI
THE LAWSUIT ALLEGED THAT BANNER KNOWINGLY SOLD DEFECTIVE DRYWALL TO
BUILDERS
BANNER 55% LIABLE KNAUF AND 2 OTHERS HAVE MAUFACTURERS HAVE REMAINDER OF LIABILITY
HOMEOWNER’S LAWSUITS
2010-FEDERAL JUDGE AWARDS $164,000 TO A LOUISIANA FAMILY THAT FILED A CHINESE
DRYWALL SUIT AGAINST KNAUF
KNAUF IS A GERMAN COMPANY THAT IMPORTED CHINESE DRYWALL
SINCE THAT RULING, KNAUF HAS BEGUN SETTLING WITH U.S. BUILDERS WHO BOUGHT
THEIR DRYWALL
HOMEOWNER’S LAWSUITS
A FEDRERAL JUDGE ALSO AWARDED $2.6 MILLION TO 7 VIRGINIA FAMILIES WHO FILED
A SUIT AGAINST TAISHAN GYPSUM CO.
COMPANY IS CHINESE; REFUSED TO RESPOND TO U.S. COURTS
COLLECTING THE SETTLEMENT IS DOUBTFUL
HOMEOWMER’S LAWSUITS
MANY BUILDERS HESITATING TO REMEDIATE DUE TO LACK OF STANDARDS
SOME ARE REMOVING & REPLACING DRYWALL ONLY
SOME ALSO REMOVING CORRODED PLUMBING AND WIRING
REMEDIATION
SINCE THE FEDERAL GOVERNMENT HAS NOT DEVELOPED REMEDIATION
STANDARDS THE STANDARD SET BY ONE JUDGE’S RULING WILL ESSENTIALLY BE
THE STANDARD
IT BASICALLY SAYS THAT A HOME BUILT WITH TAINTED DRYWALL MUST BE
GUTTED AND REBUILT
JUDGE SETS “REMEDIATION
STANDARD”
DRYWALLINSULATION
ELECTRICAL WIRINGPLUMBINGMOLDINGCABINETSCARPETS
MUST REMOVE
FINANCIAL RELIEF
Congress requested IRS to allow casualty loss deduction IRS says EPA and CPSC must first determine that
Chinese drywall “causes extreme and unusual damage”
Congress asked HUD and Treasury for mortgage relief for families who moved out and are also paying rent Nothing done yet
Congress asked SBA for disaster relief loans Nothing done yet
FINANCIAL RELIEF
South Florida Property Appraisers Offices lowering assessed values of affected homes
Documented by an insurance claim, letter from builder, lawsuit or inspection report
Broward County reduced value of about 400 homes in four subdivisions in Parkland by about 20 percent
INSURANCE
Homeowners insurance does not cover environmental defects Asbestos Lead-based paint Mold, if not a result of another covered loss like a flood
Builders are suing their liability insurers Builders did nothing wrong
Drywall meets ASTM Standards Claiming Latent Defects under their liability insurance Insurers won’t pay Have to wait for Judges to decide
Communities and Builders Affected by Stigma(not all confirmed to have used Chinese Drywall)
Builders
Lennar Homes WCI Centerline Homes GL Homes Taylor Morrison Homes North Star Homes Albanese Popkin
Development Group South Kendall
Construction Corp.
Communities
Parkland Golf & Country Club Parkland Canyon Isles The Sanctuary The Oaks Heron Bay Sabal Point Vizcaya Banyan Isles Cobblestone Creek Promenade at Tradition-PSL Mariner Villages Townhouses-Stuart Briella Townhomes of Boynton
Beach Pine Iles (Keys Gate) Kendall
Copper ground wire
Heavy corrosion
Water heater plumbing
No corrosion
Laundry plumbing
No corrosion
Bathroom plumbing
Heavy corrosion, but laboratory analysis proved it was oxidation
Electric panel ground wires
Light corrosion, but laboratory analysis showed heavy sulfur concentration
Knauf Tianjin, aka Knauf Plasterboard Tianjin or KPT
Knauf is a German manufacturer that has acknowledged importing drywall made in China
Photo taken with boroscope
ID by company name: National Gypsum
Member of the Gypsum Association
Photo taken with Boroscope
ID by trademark; GridMar is one trademark of National Gypsum Company
Member of the Gypsum Association
Made in China label
No manufacturer
ToughRock; Trademark of Georgia Pacific Gypsum
Member of the Gypsum Association
Questions?
EFFECTIVE JULY 1, 2010
MOLD INPECTORS AND REMEDIATORS MUST BE LICENSED BY STATE
MUST MEET EDUCATIONAL AND EXPERIENCE CRITERIA AND PASS AN EXAM
CONTINUING EDUCATION
BIENNIAL LICENSE RENEWAL
NEW FLORIDA MOLD REGULATIONS
MUST CARRY AT LEAST $1 MILLION IN E&O AND LIABILITY INSURANCE
REMEDIATION COMPANIES CAN NO LONGER DO THEIR OWN INSPECTIONS OR
CLEARANCES
FINES UP TO $5000 FOR NON-COMPLIANCE
NEW FLORIDA MOLD REGULATIONS
DPR WAS CHARGED WITH DEVELOPING THE LICENSING CRITERIA BEFORE JULY 2010
DIDN’T HAPPEN……….
…..SO LEGISLATURE PASSED HB713 WHICH POSTPONES ENFORCEMENT OF ONLY THE
LICENSING REQUIREMENT UNTIL 2011
ALL OTHER PARTS OF LAW EFFECTIVE 7/1/10
HB 713
•REMEDIATORS CAN NO LONGER DO THEIR OWN INSPECTIONS AND CLEARANCE INSPECTIONS
•INSPECTORS CANNOT ACCEPT ANY COMPENSATION, INDUCEMENTS OR REWARD FROM A REMEDIATION COMPANY AND VICE-
VERSA
MUST CARRY $1 MILLION IN ERRORS AND EMMISSIONS AND LIABILTY INSURANCE
REMAINDER OF REGULATION WILL BE ENFORCED
SINCE THERE WERE NO FEDERAL OR STATE OF FLORIDA
CERTIFICATION PROGRAMS ANYONE, REGARDLESS OF
EXPERIENCE OR EDUCATION COULD CALL THEMSELVES
“CERTIFIED”
REASON FOR LAW
NOW, UNLESS STATE LICENSED, CAN’T CLAIM TITLE OF
“CERTIFIED”“REGISTERED”
“LICENSED” “PROFESSIONAL”
MOLD INSPECTOR
REASON FOR LAW
•INSPECTORS NOT FINDING MOLD PROBLEMS WHERE THERE WERE MOLD PROBLEMS
•REMEDIATION CONTRACTORS FINDING MOLD PROBLEMS WHERE THERE WERE NO
MOLD PROBLEMS
•FALSE POSTIVE RESULTS DUE TO INAPPROPRIATE SAMPLING TECHNIQUES
REASON FOR LAW
•LICENSED-MORE ACCOUNTABLE
•INSURED-RECOURSE FOR ERRORS
•LESS CONFLICT OF INTEREST
IMPROVEMENTS
STILL UNDER DEVELOPMENT SO THERE WILL CONTINUE TO
BE HUGE DISPARITIES IN INSPECTIONS
AND CONTINUED PROBLEMS SUCH AS………….
NO STANDARDS OF PRACTICE
FALSE POSITIVE MOLD REPORTS
This continually happensBecause most mold inspections are nothing
more than air sample inspections
Air samples cannot distinguish between Mold spores…………which are NOT the problem And mold growth……... which is the problem
MOLD SPORES Vs MOLD GROWTH
Mold spores are everywhere In every home Perfectly normal Should be expected
Mold growth is the problem Mold growth is a symptom of a moisture problem
MOLD SPORES
Think of a mold spore like a seed When you add water it sprouts like a seed These sprouts are called hyphae The only way to distinguish between spores with
and without hyphae is by direct microscopic examination of samples taken from suspect areas in the home
Air samples can not do this
MISCELLANEOUS SPORES
Typical of an air sample
Alternaria sp.
Spores and hyphae on tape slide
Aspergillus sp.
Spores and hyphae on tape slide
Stachybotrys sp.
Spores and hyphae on tape slide
Stachybotrys sp.
Spores and hyphae in interstitial wall cavity sample
AIR SAMPLE INSPECTIONS
Simply compares the indoor spore count with outdoor spore count Inspector takes a few samples indoors and one
outdoors Sends samples to a laboratory
If indoor spore count is < outdoor spore count Lab report says you passed
If indoor spore count > outdoor spore count Lab report says you failed
AIR SAMPLE INSPECTIONS
The problem with this technique is the spore count outside is tremendously variable;
Changes with the season Changes with the weather Even the time of day
Example:
Monday Tuesday
Take indoor sample and outdoor sample
Indoor spore count=500Outdoor spore
count=700
Lab report says PASSED
Take same two samples After it rained Monday
night
Indoor spore count=500Outdoor spore
count=200
Lab report says FAILED
AIR SAMPLE INSPECTIONS
THERE IS NO MOLD
PROBLEMBut now the buyer has a
report that says there is
AIR SAMPLE INSPECTIONS
Another problem with air sample inspections:
Even if you have a legitimate mold growth problem; Air samples don’t tell you
Where the mold is growing The extent of the problem
Buyer has no idea what it will take to fix the problem Which is exactly what all buyers want to know
All they have is a lab report that states a mold problem exits in the house
GROWTH CAN BE PRESENT WITHOUT ELEVATED AIR SAMPLE RESULTS
PATH TO LAWSUIT:PASSED AIR SAMPLE INSPECTION-TYPICALLY CALLED A MOLD SCREEN OR LIMITED MOLD
INSPECTION(READ FINE PRINT)
BUYER MOVES INTO NEW HOME
AIR SAMPLE INSPECTIONSFALSE NEGATIVES
START RENOVATING
FIND MOLD IN WALL CAVITIES, BEHIND BASEBOARDS, BEHIND WALLPAPER
SPORES THAT ARE “CONTAINED” IN THIS WAY DON’T TYPICALLY SHOW UP IN AIR SAMPLESMUST DO MOISTURE MAPPING AND SURFACE
SAMPLING TO FIND IT
AIR SAMPLE INSPECTIONS
FALSE NEGATIVES
MORE SAMPLING TECHNIQUES FOR FALSE POSITIVE MOLD REPORTS
Swab Samples Inspector swabs a surface in the home Inserts swab into a vial of growth media Sends vial to laboratory
What happens to a spore in growth media?It grows
Whether or not it was growing in the home
Again the buyer gets a report stating there is a mold problem where none exists
COMPREHENSIVE MOLD INSPECTION
A mold inspection should include all of the following:
Surface samples from all areas of visible mold or water stainsMoisture mapping around all doors windows, plumbing and
anywhere else water leaks could occurInterstitial samples from those areas where moisture is foundSamples from all A/C unitsAir samples Temperature and Relative Humidity measurements
COMPREHENSIVE INSPECTION
The report is just as important as the inspection
Should include not only the lab results, but also;
Conclusions What was found and where
Recommendations What needs to be done
QUESTIONS?