Mold, Moisture, and Your Home

The EPA has developed this Brief Guide to Mold, Moisture, and Your Home:

Mold Basics

• The key to mold control is moisture control.
• If mold is a problem in your home, you should clean up the mold promptly and fix the water problem.
• It is important to dry water-damaged areas and items within 24-48 hours to prevent mold growth.

Why is mold growing in my home?

Mold growing outdoors on firewood.

Molds come in many colors; both white and black molds are shown here. Click on the image for larger version.

Molds are part of the natural environment. Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves and dead trees, but indoors, mold growth should be avoided. Molds reproduce by means of tiny spores; the spores are invisible to the naked eye and float through outdoor and indoor air. Mold may begin growing indoors when mold spores land on surfaces that are wet. There are many types of mold, and none of them will grow without water or moisture.

Can mold cause health problems?

Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing. Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold. In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people. Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold. Research on mold and health effects is ongoing.

Magnified mold spores

Molds gradually destroy the things they grow on. You can prevent damage to your home and furnishings, save money, and avoid potential health problems by controlling moisture and eliminating mold growth

This [guidance] provides a brief overview; it does not describe all potential health effects related to mold exposure. For more detailed information consult a health professional. You may also wish to consult your state or local health department.

How do I get rid of mold?

It is impossible to get rid of all mold and mold spores indoors; some mold spores will be found floating through the air and in house dust. The mold spores will not grow if moisture is not present. Indoor mold growth can and should be prevented or controlled by controlling moisture indoors. If there is mold growth in your home, you must clean up the mold and fix the water problem. If you clean up the mold, but don't fix the water problem, then, most likely, the mold problem will come back.

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Mold Cleanup

Who should do the cleanup depends on a number of factors. One consideration is the size of the mold problem. If the moldy area is less than about 10 square feet (less than roughly a 3 ft. by 3 ft. patch), in most cases, you can handle the job yourself, follow the guidelines. However:

If you already have a mold problem - ACT QUICKLY. Mold damages what it grows on. The longer it grows, the more damage it can cause.

Leaky window - mold is beginning to rot the wooden frame and windowsill.

• If there has been a lot of water damage, and/or mold growth covers more than 10 square feet, consult EPA's Mold Remediation in Schools and Commercial Buildings. Although focused on schools and commercial buildings, this document is applicable to other building types.
   
• If you choose to hire a contractor (or other professional service provider) to do the cleanup, make sure the contractor has experience cleaning up mold. Check references and ask the contractor to follow the recommendations in EPA's Mold Remediation in Schools and Commercial Buildings, the guidelines of the American Conference of Governmental Industrial Hygenists (ACGIH), or other guidelines from professional or government organizations.
   
• If you suspect that the heating/ventilation/air conditioning (HVAC) system may be contaminated with mold (it is part of an identified moisture problem, for instance, or there is mold near the intake to the system), consult EPA's guide Should You Have the Air Ducts in Your Home Cleaned? before taking further action. Do not run the HVAC system if you know or suspect that it is contaminated with mold - it could spread mold throughout the building.
   
• If the water and/or mold damage was caused by sewage or other contaminated water, then call in a professional who has experience cleaning and fixing buildings damaged by contaminated water.
   
• If you have health concerns, consult a health professional before starting cleanup.

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Mold Cleanup Guidelines

Tips and techniques

The tips and techniques presented in this section will help you clean up your mold problem. Professional cleaners or remediators may use methods not covered in this publication. Please note that mold may cause staining and cosmetic damage. It may not be possible to clean an item so that its original appearance is restored.

Mold growing on the underside of a plastic lawn chair in an area where rainwater drips through and deposits organic material.Click on the image for a larger version.

Mold growing on a piece of ceiling tile. Click on the image for a larger version.

• Fix plumbing leaks and other water problems as soon as possible. Dry all items completely.
   
• Scrub mold off hard surfaces with detergent and water, and dry completely.
   
• Absorbent or porous materials, such as ceiling tiles and carpet, may have to be thrown away if they become moldy. Mold can grow on or fill in the empty spaces and crevices of porous materials, so the mold may be difficult or impossible to remove completely.
   
• Avoid exposing yourself or others to mold (see discussions: What to Wear When Cleaning Moldy Areas and Hidden Mold).
   
• Do not paint or caulk moldy surfaces. Clean up the mold and dry the surfaces before painting. Paint applied over moldy surfaces is likely to peel.
   
• If you are unsure about how to clean an item, or if the item is expensive or of sentimental value, you may wish to consult a specialist. Specialists in furniture repair, restoration, painting, art restoration and conservation, carpet and rug cleaning, water damage, and fire or water restoration are commonly listed in phone books. Be sure to ask for and check references. Look for specialists who are affiliated with professional organizations.

Bathroom Tip

Places that are often or always damp can be hard to maintain completely free of mold. If there's some mold in the shower or elsewhere in the bathroom that seems to reappear, increasing ventilation (running a fan or opening a window) andcleaning more frequentlywill usually prevent mold from recurring, or at least keep the mold to a minimum

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What to Wear When Cleaning Moldy Areas

It is important to take precautions to LIMIT YOUR EXPOSURE to mold and mold spores.

Cleaning while wearing N-95 respirator, gloves and goggles. Click on the image for a larger version.

• Avoid breathing in mold or mold spores. In order to limit your exposure to airborne mold, you may want to wear an N-95 respirator, available at many hardware stores and from companies that advertise on the Internet. (They cost about $12 to $25.) Some N-95 respirators resemble a paper dust mask with a nozzle on the front, others are made primarily of plastic or rubber and have removable cartridges that trap most of the mold spores from entering. In order to be effective, the respirator or mask must fit properly, so carefully follow the instructions supplied with the respirator. Please note that the Occupational Safety and Health Administration (OSHA) requires that respirators fit properly (fit testing) when used in an occupational setting; consult OSHA for more information (800-321-OSHA or www.osha.gov).
   
• Wear gloves. Long gloves that extend to the middle of the forearm are recommended. When working with water and a mild detergent, ordinary household rubber gloves may be used. If you are using a disinfectant, a biocide such as chlorine bleach, or a strong cleaning solution, you should select gloves made from natural rubber, neoprene, nitrile, polyurethane, or PVC (see Cleanup and Biocides). Avoid touching mold or moldy items with your bare hands.
   
• Wear goggles. Goggles that do not have ventilation holes are recommended. Avoid getting mold or mold spores in your eyes.

How Do I Know When the Remediation or Cleanup is Finished?

Mold growing on a suitcase stored in a humid basement.Click on the image for a larger version.

You must have completely fixed the water or moisture problem before the cleanup or remediation can be considered finished.

• You should have completed mold removal. Visible mold and moldy odors should not be present. Please note that mold may cause staining and cosmetic damage.
   
• You should have revisited the site(s) shortly after cleanup and it should show no signs of water damage or mold growth.
   
• People should have been able to occupy or re-occupy the area without health complaints or physical symptoms.
   
• Ultimately, this is a judgment call; there is no easy answer. If you have concerns or questions consult our Frequently Asked Questions database and ask a question if you don't find what you need.

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Moisture and Mold Prevention and Control Tips

Moisture Control is the Keyto Mold Control

Mold growing on the surface of a unit ventilator. Click on the image for a larger version.

Condensation on the inside of a windowpane.

• When water leaks or spills occur indoors - ACT QUICKLY. If wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow.
   
• Clean and repair roof gutters regularly.
   
• Make sure the ground slopes away from the building foundation, so that water does not enter or collect around the foundation.
   
• Keep air conditioning drip pans clean and the drain lines unobstructed and flowing properly.
   
• Keep indoor humidity low. If possible, keep indoor humidity below 60 percent (ideally between 30 and 50 percent) relative humidity. Relative humidity can be measured with a moisture or humidity meter, a small, inexpensive ($10-$50) instrument available at many hardware stores.
   
• If you see condensation or moisture collecting on windows, walls or pipes ACT QUICKLY to dry the wet surface and reduce the moisture/water source. Condensation can be a sign of high humidity.

Actions that will help to reduce humidity

• Vent appliances that produce moisture, such as clothes dryers, stoves, and kerosene heaters to the outside where possible. (Combustion appliances such as stoves and kerosene heaters produce water vapor and will increase the humidity unless vented to the outside.)
   
• Use air conditioners and/or de-humidifiers when needed.
   
• Run the bathroom fan or open the window when showering. Use exhaust fans or open windows whenever cooking, running the dishwasher or dishwashing, etc.

Actions that will help prevent condensation

Mold growing on a wooden headboard in a room with high humidity. Click on the image for a larger version.

• Reduce the humidity.
• Increase ventilation or air movement by opening doors and/or windows, when practical. Use fans as needed.
• Cover cold surfaces, such as cold water pipes, with insulation.
• Increase air temperature.

Renters: Report all plumbing leaks and moisture problems immediately to your building owner, manager, or superintendent. In cases where persistent water problems are not addressed, you may want to contact local, state, or federal health or housing authorities. You can also contactyour state health department.

Testing or Sampling for Mold

Rust is an indicator that condensation occurs on this drainpipe. The pipe should be insulated to prevent condensation. Click on the image for a larger version.

Is sampling for mold needed? In most cases, if visible mold growth is present, sampling is unnecessary. Since no EPA or other federal limits have been set for mold or mold spores, sampling cannot be used to check a building's compliance with federal mold standards. Surface sampling may be useful to determine if an area has been adequately cleaned or remediated. Sampling for mold should be conducted by professionals who have specific experience in designing mold sampling protocols, sampling methods, and interpreting results. Sample analysis should follow analytical methods recommended by the American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH), or other professional organizations.

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Hidden Mold

Suspicion of hidden mold

Mold growing on the back side of wallpaper.

Water stain on a basement wall -- locate and fix the source of the water promptly. Click on the image for a larger version.

You may suspect hidden mold if a building smells moldy, but you cannot see the source, or if you know there has been water damage and residents are reporting health problems. Mold may be hidden in places such as the back side of dry wall, wallpaper, or paneling, the top side of ceiling tiles, the underside of carpets and pads, etc. Other possible locations of hidden mold include areas inside walls around pipes (with leaking or condensing pipes), the surface of walls behind furniture (where condensation forms), inside ductwork, and in roof materials above ceiling tiles (due to roof leaks or insufficient insulation).

Investigating hidden mold problems

Investigating hidden mold problems may be difficult and will require caution when the investigation involves disturbing potential sites of mold growth. For example, removal of wallpaper can lead to a massive release of spores if there is mold growing on the underside of the paper. If you believe that you may have a hidden mold problem, consider hiring an experienced professional.

Cleanup and Biocides

Biocides are substances that can destroy living organisms. The use of a chemical or biocide that kills organisms such as mold (chlorine bleach, for example) is not recommended as a routine practice during mold cleanup. There may be instances, however, when professional judgment may indicate its use (for example, when immune-compromised individuals are present). In most cases, it is not possible or desirable to sterilize an area; a background level of mold spores will remain - these spores will not grow if the moisture problem has been resolved. If you choose to use disinfectants or biocides, always ventilate the area and exhaust the air to the outdoors. Never mix chlorine bleach solution with other cleaning solutions or detergents that contain ammonia because toxic fumes could be produced.

Please note: Dead mold may still cause allergic reactions in some people, so it is not enough to simply kill the mold, it must also be removed.

Solar Decathlon at the Great Park in Irvine, CA

Just attended the solar decathlon at the great park in Orange County.

Very inventive ideas for energy self sustaining homes. For more information visit

http://www.solardecathlon.gov

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Test Drive a House Before You Buy and Pay for a Home Inspection

Yahoo Finance has just released a story and video promoting the idea of test driving a house before you
make an offer.

They are calling it a quirky new trend for a potential buyer  "getting the opportunity to spend quality time in the home before putting a penny down. It might sound a little odd, but it can also help you make a more informed decision — and possibly save you from buying the wrong house".

This sounds like a smart idea to me. After the test drive and the start of escrow, you could then schedule your home inspection, to find those areas that are typically hidden from a buyers observation skills. And have the inspector take a second look at items that you may have discovered.

Here is the link:

http://finance.yahoo.com/news/quirky-trend-could-save-you-from-buying-the-wrong-house-203938950.html?vp=1

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Safety Tips for the Holidays, Recommendations From a Certified Home Inspector

Safety Tips for the Holidays

The following are a few tips that can keep you and your family safe while enjoying this festive season: Halloween through the New Year.

Electrical Safety

Use only Underwriters Laboratories (UL) approved lights.
Avoid overloading the connections.
Do not leave Holiday lights on while unattended inside the home.
Check all light sets prior to use.
Do not use damaged light sets or extension cords.
Replace any worn light systems.
Make sure you have a working smoke detector on every level of your home.

Christmas Tree Safety

Keep your tree away from heat sources, sparks or flames.
Choose a freshly cut tree. LIVE TREES NEED WATER! Check and refill often.
Cut a few inches off the trunk before placing in water.
When your tree becomes dry, discard it promptly.
Avoid accidents by using wire or cord to secure your tree to the wall or ceiling (this will prevent it from toppling over by small children or pets).

Holiday Candle Safety

Do Not use candles near combustible materials such as curtains, drapes, bedding and or cabinets.
Do Not leave the house with candles burning.
Do Not leave children or pets unattended with a lit candle.
Do Not use candles on a Christmas tree.
Be sure that candles are in stable holders on a flat stable surface and create a 1-foot circle of safety surrounding them.

Say No To Fireworks

Be Sure Your Main Exterior Entry Way is Well Lit to Avoid Visitor Trip Hazards

How to Reduce Mold and Other Toxins In Your Home

Air filters
People spend more than 80 percent of their time inside, where air may be even more polluted than outdoors.  Newer homes are designed to be energy-efficient, meaning there's not much ventilation, and irritants like dust mites, mold, and pet dander get sealed inside, potentially aggravating conditions such as allergies and asthma. To filter the air in all of the rooms in your home, I recommend getting a MERV 8 to 12 disposable high-efficiency filter for your furnace and air-conditioning system. Change the filters when they look dirty, or every 4 months or so, and in most systems, you can leave the fan running, even when you are not using your heater or air conditioner. You can find filters at your local hardware store. The most important factor is to make sure you filter is properly sized and has a good hold down to avoid un-filtered air passing through. 

NOTE: DO NOT HAVE YOUR DUCTS CLEANED, THIS IS A SHAM; SEE MY WEBSITE HOME PAGE VIDEO PRODUCED BY NBC NEWS. http://www.gpinspect.com

PORTABLE AIR FILTERS ARE EFFECTIVE ONLY FOR SINGLE ROOMS, AND SHOULD BE HEPA RATED. DO NOT INVEST IN HARMFUL ADD ONS LIKE OZONE. UV LIGHTS HAVE NOT BEEN DEMONSTRATED AS EFFECTIVE IN RESIDENTIAL SETTINGS. 

When weather permits, open up your windows, and turn off your filter systems. Mold and other microbials do not like ventilation.

Carpeting
 Wall-to-wall carpeting can also trap dust, pollen, and mold. Carpet tiles make a good alternative, since you can remove the individual squares for easy cleaning, drying, and replacement. Flor Carpet Design Squares let you interchange patterns and colors to customize your rug. Plus, they're recyclable. Also consider replacing the carpet with vinyl, tile or wood. Carpets should be cleaned only by an IICRC certified carpet cleaner using a steam process that drys within 2 hours. If you clean your own carpets use as little water as possible.

Drinking water
 Lead, chlorine, and pesticides can contaminate the stuff that comes out of the sink, so getting a filter may be a good idea. A reverse osmosis filter system can be installed at your kitchen sink by a plumber; a good system will cost under $200 at Lowes, Home Depot or COST-CO. Be sure to change the filters every 6 months to maintain filter quality, and prevent bacteria build up.

Household cleaning
 Many cleaners have artificial fragrances and chemicals that can irritate your lungs and worsen conditions such as allergies and asthma. Try using natural multipurpose cleansers such as white vinegar distilled with water in a spray bottle instead of buying glass cleaner." Also, lemon can remove hard water stains, and baking soda is great for scrubbing pots. When dusting only use a damp cloth method, rather than a dry process.

AVOID USING BLEACH, THIS IS CONSIDERED A BIOCIDE.

MOST "MOLD REMOVAL" CLEANING PRODUCTS ALSO CONTAIN BLEACH; ABRASIVE CLEANING OF THE MOLD AREA IS MORE EFFECTIVE (BUT ONLY FOR NON-WOOD, AND NON-DRYWALL SURFACES). POROUS AREAS WITH MOLD GROWTH REQUIRE THE REMOVAL OF THE MATERIAL TO PROPERLY REMOVE MOLD; IT IS NOT CLEANABLE.

Laundry
You can save energy and lower your toxic load by avoiding those chemical-laden detergents and fabric-softeners. Washing your bedding in hot water once a week can cut down on dust mites. Also, your pillows and mattress should be contained with dust might covers.
Shampoo
Many shampoos contain sulfates, a sudsing agent that's also used in laundry detergent and actually doesn't help get hair (or clothes) clean and ends up making strands more brittle. Whole Foods has an entire aisle devoted to non-detergent beauty lines.

Skin-care products
The average American uses approximately 10 to 15 personal care products with a total of 126 different ingredients each day. The most common offenders are parabens; hormone disrupters such as DEA, MEA, and TEA; fragrance; mineral oil, and propylene glycol. Just as you scour nutrition labels, read the ingredient list on your beauty products and opt for those with plant or fruit essential oils, herbs, and natural preservatives, which are high in vitamins and antioxidants and are safe for your body.

Clutter
Letting stuff pile up not only makes it harder to think, but also tougher to clean because it becomes a breeding ground for sickness-causing bacteria and dust (which is a breading ground for dust mites). The key is to pare down and minimize your belongings to maximize your space-whether it be by donating, recycling, or reselling. Try handing off old blankets to an animal shelter, recycling computer ink cartridges at office-supply stores such as Staples, and selling kitchen supplies you no longer use on Craigslist.

Unwanted Dampness

Water bad!

Plumbing leaks, roof leaks, surface ground water entering the living area promotes mold and bacteria growth. Have any such water sources repaired within 48 hours to avoid future un-healthy living condiitons.

How to Pick a Home Inspector.

Selling, buying or just putting a house on the market may raise many questions.
Are there any problems I should fix prior to listing or buying a house?
If I buy this house, will I encounter problems that may make me regret my decision?
If I sell my house, and there a problems not disclosed to the buyer, can I have legal problems?

BEWARE! The majority of home inspectors in California are not certified by the American Society of Home Inspectors in California (ASHI). ASHI's "Find an Inspector" tool allows homeowners to locate a QUALIFIED AND CERTIFIED inspector in their area. Further, most realtors are not even aware of the ASHI certification, which is the only national certification body for home inspectors in the U.S. Several other home inspector groups claim a certification process that is not recognized by the National Commission for Certifying Agencies.

CAREFUL! THERE IS NO LICENSING PROCESS FOR HOME INSPECTORS IN CALIFORNIA, as a result the primary consumer process is making sure your inspector has a proper certification by ASHI.

"It's important for homeowners to do their homework before hiring an inspector," says Kurt Salomon, ASHI president. "Look for a home inspector certified through the ASHI Certified Inspector Program, which is the only home inspection association program approved by the National Commission for Certifying Agencies." ASHI's "Find an Inspector" tool allows homeowners to locate an inspector in their area. Always check with your local inspector for a complete list of services provided.

But many homeowners, prospective buyers and even realtors are unsure what's included in a standard home inspection, according to the American Society of Home Inspectors (ASHI).

A qualified ASHI home inspector will review these aspects of a property:

* Roof, attic and visible insulation

* Foundation, basement and structural components
• Grounds and exterior
• Exterior walls

* Walls, ceilings and floors

* Heating and central air conditioning systems
• Electrical

* Windows and doors

* Water fixtures, drainage and faucets

* Decks
• Interior
• Built-in Appliances
• Safety hazards

Nearly two out of three homeowners recently surveyed by ASHI reported they saved a lot of money as a result of having a home inspection by an ASHI inspector during the selling/buying of a house.

Sellers use inspections to help determine potential problems that can be repaired or replaced prior to listing– potentially getting them a higher sale price, and reducing repair costs. And buyers use the inspections to determine if they want to invest in the property, or help negotiate for a better price that would include the repair and replacement of potential problems.

The following elements are typically not included in a standard home inspection:
(However, some items can be added for an additional fee; check with your ASHI inspector to see if they have additional certification in optional areas. Before hiring a home inspector, inquire about what is covered in the inspection and ask to see a sample report. Although some inspectors provide ancillary services, it may be necessary to consult a specialist for concerns that extend beyond a standard inspection. Often your inspector will help you make this determination).

* Radon (the number 1 cause of mortality in homes)

* Electrical wiring and plumbing that is not readily accessible (for example, behind drywall or plaster.)

* Water conditioning or softening system

* Swimming pool

* Backyard fences

* Lawn irrigation system

* Household appliances
• Mold
• Environmental hazards: e.g. lead paint and asbestos
• Indoor air quality
• Termites (a separate inspector in CA)

* Compliance with local codes (this can only be done by local city officials)

* Appraisal to determine market value
• Septic

Hiring a certified ASHI home inspector and having questions answered before putting your house up for sale – or before finalizing a purchase price -- can not only help save money, but also allow you to go through the process with more peace of mind.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,500 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. 

What Should I Do If the Home Inspector Finds Rodent Droppings?

RODENT DROPPINGS FOUND IN MY HOME INSPECTION!

As a home inspector, I discover rodent droppings in about 10% of the homes that I inspect. Here in Orange, California, almost all of the droppings are from mice, rather than rats. However, the type of rodent does not mean that the serious health and safety risk is diminished.

THE FOLLOWING SHOULD BE COMPLETED BEFORE YOU MOVE INTO YOUR NEW HOME IF RODENT DROPPINGS ARE FOUND BY YOUR INSPECTOR.

1. The RODENT DROPPING areas should be cleaned and sanitized by a licensed "integrated pest management" company (this typically is not a termite professional). If located in the attic, this will include discarding some or all of the insulation.

2. The same company should implement a trapping protocol to verify that the rodents are not present. Interior areas of the home should not use poisons.

3. Historical entry areas need to be determined and sealed.

4. A RODENT ALLERGEN SAMPLE SHOULD BE COLLECTED IN THE LIVING AREAS OF THE HOME. If allergens are present at any level, the interior of the home needs to be cleaned and sanitized.

The following is additional information regarding rodent health and safety issues:

Rodents search for food, warmth and shelter indoors, often entering homes through small cracks and crevices, especially in the warmer attic areas. The real concern is that these pests can spread diseases and cause serious property damage once inside.

The accumulation of feces from mice and rats can spread bacteria, contaminate food sources and trigger allergic reactions in humans. Realtors and clients often ask me if the droppings are recent. However this is the wrong question to ask, since once fecal matter becomes dry, it can be hazardous to those who breathe it in. Moreover, rodent droppings can spread diseases and viruses, including those listed below.

• Hantavirus– Hantavirus is a potentially life-threatening disease transmitted to humans by rodents—primarily, the white-footed deer mouse. People become infected through exposure or inhalation of infected rodent urine, droppings or saliva, and the chances increase when people are near spaces where rodents are actively living.  

• Bubonic Plague– Also known as the “Black Death”, the Plague is a highly contagious and often deadly disease notorious for killing one-third of the European population during the Middle Ages. Plague is usually spread by the bite of an infected rodent flea and can cause fever, headache and painfully swollen lymph nodes. 

• Salmonellosis– Salmonellosis is a type of food poisoning spread by rodent feces, especially through the consumption of contaminated food. Symptoms include diarrhea, fever and abdominal pain. Each year, approximately 40,000 cases of Salmonella are reported in the U.S., according to WebMD.

• Rat-Bite Fever– Rat-bite fever (RBF) is a potentially fatal infectious disease spread by infected rodents or the consumption of food contaminated by rodents. 

In addition to health risks, rodents can pose a significant property risk as they have a tendency to destroy insulation in attics and can chew through wallboards, cardboard, wood and even electrical wiring. In fact, rodents cause up to 25 percent of house fires in the U.S. every year.