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Roof Leak make MoldThis report was done for the condo owner.CLAIM STATISTICS FOR THIS INSPECTION CONTACTED ON: 2/12/00 RETAINED ON: 2/12/00 DATE INSPECTED: 2/18/00 DATE WRITTEN: 3/21/00 PHOTOGRAPHS: 12 PROBLEM REPORTED: Water Damage PROBLEM FOUND: Water Damage DIAGRAM: No SAMPLES: None PERSONS PRESENT: Inspector & Commissioner
THE CARPET MANUFACTURER: Not Known NUMBER on BACKING: Not Applicable FIBER: Nylon ID METHOD: Chemical FIBER COLOR: Tan CONSTRUCTION: Conventional Tuft YARN STYLE: Saxony SQUARE YARDAGE: Not Determined BACK SYSTEM: Conventional Tuft PRIMARY BACKING: Polypropylene SECONDARY BACKING: Polypropylene
INSTALLATION STATISTICS DEALER: Not Available INSTALLER: Not Available TYPE LOCATION: Residential DATE INSTALLED: Unknown METHOD: Stretch-In CUSHION: Rebond SUBFLOOR: Not Determined AREA INSTALLED: Livingroom, Stairs & 2- Bedrooms
USE & MAINTENANCE STATISTICS AT THE TIME OF THE INSPECTION LITERATURE RECEIVED WITH PURCHASE: Not Determined ADULTS: 1 - CHILDREN: 0 - PET(S): 0 DO THEY SMOKE? Not Applicable SPOTTING AGENTS: Unknown TEMPERATURE: 62°F - 16.6° C RH 65% VACUUM TYPE: Un-Available VACUUM FREQUENCY: Not Applicable ENTRY-MATS: Yes SOIL: See Report HEATING TYPE: Forced Air Gas COOLING TYPE: Central - Electric CLEANING: Not Determined
INSTRUCTIONS FOR THIS REPORT Determine the cause of the mold/fungi and make recommendations on how to the solve water damage problems.
Site Conditions and Geographical Information This is a two-level, two-bedroom condominium, built sometime in the 80s along with approximately 20 other similar units. The first level was an attached garage and a bedroom; the second was the kitchen, livingroom and master-bedroom with attached bathroom. This home was not occupied at the time of the inspection and was in disarray. The condominium was located approximately five miles from the Pacific Ocean close to downtown Inglewood.
BACKGROUND INFORMATION MADE TO THE INSPECTOR The commissioner/claimant of this report purchased the condominium in 1989 and it has been used as her primary residence since then. In November of 1999 Acme Roofing finished replacing a roof over all the units of this complex under the direction of the board of directors her condominium association. In mid January of 2000 this unit allegedly suffered water damage from a roof leak that was first noticed coming from the second level bathroom. Reportedly, no previous water leaks had occurred prior to this incident. Repairs were made to the roof to prevent the problem of water leaking from happening again into the unit. According to the commissioner/claimant, the roofing company left a wet/dry vacuum on the day of the water damage occurred to fix problems created by the water. The claimant removed some water with this unit, but no other repairs were done. Shortly after the water damage, mildew odors made the unit undesirable to live-in.
DESCRIPTION OF PROBLEM AREA BY THIS INSPECTOR A strong mold odor was immediately noticeable upon entering this dwelling. Black mold was noted growing on both sides and around the frame of the door leading from the livingroom to the master bedroom and bathroom, reference pictures numbers one, two, and three. It was also growing around the baseboards of three walls in the master-bedroom. In the downstairs bedroom turquoise and black mold were found growing on all walls and the ceiling, reference pictures numbers four through eleven.
ON-LOCATION FIELD TESTING Approximately twenty moisture tests using a Delmhorst Moisture Sensor were performed on the carpet. A reading of 20 percent or over will support excessive mold growth and the scale will go up to 50 percent. The results of these tests showed moisture over 50 percent in the master and downstairs bedroom. Moisture was less than 20 percent in the approximately half of the livingroom closer to the kitchen. Moisture tests using a TRAMEX MOISTURE ENCOUNTER were done on walls of the livingroom and both bedrooms. The scale on this meter shows moisture levels up to 20 percent. The results of these tests were readings off the scale in the ceiling of the second level bathroom, and from two to four and a half feet from the floor in the master-bedroom and all over the second downstairs bedroom. Lesser readings were found in the livingroom walls and ceiling.
THE ISSUES The questions that I have been asked to address are: 1. How is the mold on the walls related to the water damage? 2. Can this unit be safely occupied? 3. What is the scope of the remediations?
GUIDELINES FOR EVALUATING THE ISSUE Standards for water damage are published by the Institute of Inspection, Cleaning and Restoration Certification (IICRC) and are called IICRC S500 Standard and Reference Guide for Professional Water Damage Restoration. The applicable version for this inspection would be the Second Edition published in 1999.
INDUSTRY STANDARDS & DEFINITIONS According to the 'Forward of the S500 Standard it says this: The IICRC Standard for Professional Water Damage Restoration (IICRC S500) is a procedural standard. It is based on reliable restoration principles, research and practical experience. In addition, there has been extensive consultation and information obtained from numerous sources. These include, but are not necessarily limited to, the scientific community, the international, national and regional trade associations serving the professional disaster restoration industry, chemical formulators and equipment manufacturers, cleaning and restoration training schools, restoration service companies, the insurance industry, allied trades persons and others with specialized experience. It is subject to further revision as developments occur in technology, testing and processing procedures. IICRC S500 provides a specific set of practical standards for water damage restoration. It does not attempt to teach comprehensive water damage restoration procedures; rather it provides the foundation for and basic principles of proper restoration practices. There are numerous training programs available to teach specific details of restoration. IICRC S500 is presented using a two-part format: the standard itself and a supplementary reference guide. The procedural standard is featured in this first section, supported by the reference guide in the second section. The intent is to use the principles outlined in the reference guide as a tool to better understand and apply the standard itself. However, the reference guide is not considered part of this standard. ~ Important Definitions Throughout this document the terms "must," "highly recommend" and "recommend" are used to compare and contrast the different levels of importance attached to certain practices. It is impractical to issue blanket rules intended to apply to every water damage situation. In extenuating circumstances, deviation from portions of this standard may be appropriate. Carelessness is never acceptable and common sense should prevail in all cases. must: when the term must is used in this document, it means that the practice or procedure is required or mandatory. highly recommended: when the term highly recommended is used in this document, it means the practice or procedure is the generally accepted method to be followed. recommended: when the term recommended is used in this document, it means that the practice or procedure is advised or suggested. Concerning Fungi the S500 says this: Stachybotrys chartarum (S chartarum; formerly Stachybolrys atra) can also produce potent mycotoxins and has been associated with serious health effects. It usually appears as moist and black or greenish-black growth, especially on very wet cellulose based materials such as wallpaper, wallboard and ceiling tile. Additional potential mycotoxin producers that can be found in water-damaged buildings are Trichoderma and several species of Fusarium, most notably, Fusarium moniliforme (F. moniliforme). Concerning other matters the S500 says this: 4.2 Evaluation An evaluation based on the data collected during the loss assessment must be performed in order to determine and prioritize health and safety precautions for workers and occupants. The evaluation also serves to define and prioritize mitigation and restoration activities. 11.1 Technician Training Technicians performing category 1 water damage restoration must be trained in the following areas: microbiology, biocide use, psychrometry, health and safety, equipment preparation, risk assessment, inspection and customer communication. 11.2.1 Rapid Response Mitigation procedures must begin as soon as possible after loss notification. The longer elevated moisture and humidity remains within a structure, the greater the potential for microbiological amplification, associated material damage and risk of adverse health effects. If a category I water loss remains untreated for sufficient time to generate mold growth, consider proceeding with the procedures specified for category 2 or category 3 water losses (see)12). Page three of the standards says this about 'salveabilty': 11.2.8 Floor Covering Evaluation It is recommended that a determination be made as to whether floor covering materials (e.g., carpet, cushion, vinyl, wood, laminates) are salvable. Considerations may include, but are not necessarily limited to, owner preference, construction integrity, porosity and potential health effects from contaminants. If carpet cushion falls within the cushion replacement criteria (see 11 .4.5), disengage carpet, remove unsalvable cushion, and handle it properly during removal to prevent wetting of other salvable materials. When carpet is installed over subflooring or finished flooring constructed of hardwood or other wooden materials, these materials may be subject to increased damage and, during drying, it may be necessary to remove the carpet for drying off-site. ~11.4.1 Demolition Demolish unsalvable structural materials, as necessary, and remove them from the structure. It is highly recommended that unsalvable materials, especially those that remain wet or damp, be removed from the structure. Removal will help to ensure that such materials do not become a source of biological contamination or add moisture to an already humid environment. Demolition may be required to expose trapped moisture or pockets of saturation. To avoid cross-contamination, containment of unaffected areas may be required during demolition.
THE INSPECTOR'S ANALYSIS MOLD & WATER -- Musty odors are representative of excessive mold growth and from a professional opinion the mold/fungi growth is related to the water damage. Mold will flourish only with excessive moisture and darkness, first infiltrating the cavities between walls then protruding outside the walls. The moisture meter readings of the Delmhorst Moisture Sensor and the TRAMEX MOISTURE ENCOUNTER indicate excessive moisture. Mold growth will not develop without excess moisture indicative of these readings. According to the S500 Standards, remediation must start within 48 hours after the damage, reference section 5.2 to insure that mold does not become excessive. Thus failure to promptly dry this home after the initial water damage led to the excessive growth of mold/fungi. SAFE OCCUPANCY OF THE UNIT - When a dwelling has been wet for more than 48 hours, there is an emphasized concern for the health of occupants with respiratory problems or who are under the age of two, reference the S500 reference guide, chapter 7, page 54. The fungi and/or mold that were found are similar in hue to Stachybotrys and if so, then considerations should be made that a serious health threat already exists Breathing the air from this unit could lead to serious health threats, reference S500, sections 6.3, 11.1, 11.2.1, and 11.3.2. Therefore it is strongly recommended that this unit should not be occupied until an industrial hygienist evaluation is made. SCOPE OF REMEDIATION q The first elevation of this dwell should be to determine what health risk do the molds represent, reference, section 4.2. The type of mold/fungi will determine the safety requirements of the technicians and the method of disposal. q The second elevation should be to determine the extent of the damage to the structure and its contents. A state licensed contractor and IICRC certified in water damage specialist should be used, reference S500, section 4.1. Drywall is a porous material, reference S500 section 10.3. In addition, 12.3 states that when mold has formed colonies, it is no longer salvageable, reference S500, section 11.2.8. Evaluation should also include, but not be limited to, the carpet and the air conditioning heating system. q The third elevation should be to determine the amount of time needed to dry and restore this unit for re-occupancy.
CONCLUSION 1. From a professional opinion, based upon moisture testing and the S500 Water Damage Standard, mold/fungi in the dwelling in question is related to the alleged water damage. 2. Based upon the alleged amount of time since the water damage took place and the identification of some type of mold/fungi growing on the walls and ceiling of this dwell, occupancy is not recommended. 3. From a professional opinion based upon the S500 Water Damage Standard, work must begin promptly to identify the mold/fungi, to dry this unit and replace and or restore affected contents and structure with like kind, and quality materials. |