How to Pick a Mold Inspector or Tester

Tips on How to Pick a Mold Inspector

Ten Important Questions to Ask Your Potential Mold Inspector

1. What does your mold inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable standards of a mold inspection: This typically includes a visual inspection of all accessible areas, moisture meter testing, and relative humidity measurements. It may or may not include a scope of work to explain how to stop the mold and remove the mold safely. In addition, your inspector should also be experienced in other indoor air quality issues that may be a potential health problems: Radon, allergens, VOC's, lead and asbestos. You should be able to request and see a copy of a sample report ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. For a sample report visit my website at: SAMPLE MOLD REPORT

Current state of the art mold testing should be available for your consideration; such as DNA analysis of the property condition e.g. Environmental Relative Mold Index (ERMI), that has been in field practice for more than 5 years, but still under the category of research by the EPA. Recent research has determined that mold inspectors miss 50% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

2. How long have you been practicing in the mold inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals.

3. Are you specifically experienced in residential and or commecial inspection?

Related experience in property inspection and certification by ASHI or CREIA is a must. Accept no substitutes or excuses. To confirm ASHI or CREIA inspection certification visit: www.ashi.org or www.creia.org.

4. Do you offer to do repairs or remediation based on the inspection?

This is consider at code of ethics violation to offer both inspection and remediation. Your inspector should only inspect, that way there is no incentive to find a problem. If you want a referral from the inspector for a remediation company to remove the mold, make sure there is no formal business relationship or kick back.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is one to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the project site, scope of services and other factors. Consider the value of the inspection in terms of the investment being made and or health concerns. Cost does not necessarily reflect quality.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see indoor air quality issues through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many questionable "certifications" for mold inspectors. However, the only nationally recognized true certification group is ACAC; visit www.acac.org to verify that your inspector is a Certified Microbial Consultant (CMC). My experience in California indicates that most mold inspectors are poorly trained and qualified for the work they are offering; buyer beware; there is no license or over site of inspectors or remediators.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases that involve health concerns. For example the ACAC certification requires at least 40 hours of approved education every 24 months.

Renters, Landlords, Property Managers and Mold

Attached is a summary video on the causes of unwanted moisture and mold growth in rental settings. Both unwanted and visible mold growth in living areas is considered unhealthy.

Mold in Rental Video

How to Choose a Competent Mold Inspector

Mold inspectors are not regulated in California. 

As a result of a lack of regulation, the majority of mold inspectors are not properly certified, trained or experienced to provide adequate indoor air quality services that they are selling. Most of these inspectors have completed a one day class, and say they are certified based on a class attendance certificate; these are not professionally recognized certifications. These inspectors are not their for you, but for the money.

THE CONSUMER MUST BEWARE.

As a nationally recognized expert in property and mold investigations, I have reviewed several mold inspection reports from other inspectors  that lack current industry standards. Many of these inspectors have been referred by real estate agents, who are not aware of recommended certifications and experience required to choose a competent mold inspector. 

Here are Ten Important Questions to Help You Choose Your Potential Mold Inspector

1. What does your mold inspection cover?

The mold inspector should ensure that their inspection and written report will meet all applicable standards of a mold inspection: This typically includes a visual inspection of all accessible areas, moisture meter testing, and relative humidity measurements. It may or may not include a scope of work to explain how to stop the mold and remove the mold safely. In addition, your inspector should also be experienced in other indoor air quality issues that may be a potential health problems: e.g Radon, allergens, VOC's, lead and asbestos. You should be able to request and see a copy of a sample report ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. For a sample report visit my website at: SAMPLE MOLD REPORT

Current state of the art mold testing should be available for your consideration; such as DNA analysis of the property condition e.g. Environmental Relative Mold Index (ERMI), that has been in field practice for more than 5 years, but still under the category of research by the EPA. Recent research has determined that mold inspectors miss 50% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

2. How long have you been practicing in the mold inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Be careful, most "mold inspectors" have had no more than a one day training.

3. Are you specifically experienced in residential and or commecial inspection?

Related experience in property inspection and certification by ASHI or CREIA is a must. Accept no substitutes or excuses. To confirm ASHI or CREIA inspection certification visit: www.ashi.org or www.creia.org.

4. Do you offer to do repairs or remediation based on the inspection?

This is consider a code of ethics violation to offer both inspection and remediation. Your inspector should only inspect, that way there is no incentive to find a problem. If you want a referral from the inspector for a remediation company to remove the mold, make sure there is no formal business relationship or kick back.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is one to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the project site, scope of services and other factors. Consider the value of the inspection in terms of the investment being made and or health concerns. Cost does not necessarily reflect quality.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see indoor air quality issues through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many bogus "certifications" for mold inspectors. The only nationally recognized true certification group is ACAC; visit www.acac.org to verify that your inspector is a Certified Microbial Consultant (CMC). My experience indicates that most mold inspectors are poorly trained and under qualified for the work they are offering; buyer beware; there is no California license or over site of inspectors or remediates.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases that involve health concerns. For example the ACAC certification requires at least 40 hours of approved education every 24 months.

Allergy Symptoms and Mold Exposure

The symptoms of a mold allergy are similar to those of other nasal allergies -- sneezing, a runny or stuffy nose, and itchy, watery eyes. Untreated mold allergy can also lead to more significant health problems.

Controlling a mold allergy means controlling your exposure to mold. That isn’t always easy outdoors. But you can limit exposure inside your home by preventing household mold from forming, cleaning up existing household mold, and preventing outdoor mold from getting tracked inside. Here’s how.

How Mold Causes Allergies

Mold is a type of fungus that serves an important function in the natural world: It breaks down dead plant matter. Unlike plants, molds don’t have seeds. Instead, they grow and spread through spores. The tiny mold spores are what cause an allergic reaction in some people. But only a few types of mold actually cause allergies.

Household Mold: Control Moisture to Control Allergies

“The key to preventing mold in your home is controlling moisture levels,” Päivi Salo, PhD, an epidemiologist with the National Institute of Environmental Health Sciences, says. “Molds need water to live. Indoor mold tends to grow in places that are moist or damp, such as on bathroom tiles, near sinks, in damp basements or crawl spaces, and areas around windows.”

Try these strategies to prevent molds from growing in your home:

• Open the window or use an exhaust fan in the bathroom when showering.
• Make sure clothes dryers and stoves are properly vented to the outside. This will help reduce moisture and humidity levels in your home.
• Clean your bathroom frequently. Pay special attention to tiles and shower curtains, where soap scum can harbor mold.
• Fix all plumbing problems and leaks right away and wipe up any excess moisture. In most cases, drying wet or damp areas within 48 hours can prevent mold from growing.
• Open a window or use exhaust fans when cooking or running the dishwasher to reduce humidity.
• Clean sinks and tubs often -- at least once a month.
• Clean up condensation on windows, walls, or pipes immediately.
• If necessary, use a dehumidifier to reduce humidity in your home. Aim for an indoor humidity level between 30% to 60%. Be sure to empty and clean the dehumidifier’s drain pan regularly.
• Consider removing carpeting if humidity is a problem in your home. Mold can easily grow on carpeting and it’s difficult to remove.

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.

How to Pick the Very Best Mold Inspector

Important Questions to Ask Your Potential Mold Inspector

1. What does your mold inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable standards of a mold inspection: This typically includes a visual inspection of all accessible areas, moisture meter testing, and relative humidity measurements. It may or may not include a scope of work to explain how to stop the mold and remove the mold safely. In addition, your inspector should also be experienced in other indoor air quality issues that may be a potential health problems: Radon, allergens, VOC's, lead and asbestos. You should be able to request and see a copy of a sample report ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. For a sample report visit my website at: SAMPLE MOLD REPORT

2. Current mold testing.

Current state of the art mold testing should be available for your consideration; such as DNA analysis of the property condition e.g. The Environmental Relative Mold Index (ERMI), that has been in field practice for more than 6 years, but still under the category of research by the EPA. Recent research has determined that mold inspectors miss 50% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

3. How long have you been practicing in the mold inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals.

4. Are you specifically experienced in residential and or commecial inspection?

Related experience in property inspection and certification by ASHI or CREIA is a must. Accept no substitutes or excuses. To confirm ASHI or CREIA inspection certification visit: www.ashi.org or www.creia.org.

5. Do you offer to do repairs or mold remediation based on the inspection?

This is consider at code of ethics violation to offer both mold  inspection and remediation. Your inspector should only inspect, that way there is no incentive to find a problem. If you want a referral from the inspector for a remediation company to remove the mold, make sure there is no formal business relationship or kick back.

6. How long will the inspection take?

The average on-site inspection time for a single area or whole house mold inspection is one to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.

7. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the project site, scope of services and other factors. Consider the value of the inspection in terms of the investment being made and or health concerns. Cost does not necessarily reflect quality. Beware of free inspections, the inspector will try and up charge you on site for un-needed testing, or offer to do mold removal, for a hefty price.

8. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

9. Can I attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see indoor air quality issues through the eyes of an expert.

10. Are you mold certified by ACAC? 

There are many questionable "certifications" for mold inspectors. However, the only nationally recognized true certification group is ACAC; visit www.acac.org to verify that your inspector is a Certified Microbial Consultant (CMC). My experience in California indicates that most mold inspectors are poorly trained and qualified for the work they are offering; buyer beware; there is no license or over site of inspectors or remediators.

11. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases that involve health concerns. For example the ACAC certification requires at least 40 hours of approved education every 24 months.

12. Beware of unproven mold inspection techniques.

Poorly educated mold inspectors will offer scientifically unproven techniques, such as using dogs to smell for mold.

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.

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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.

Landlord and Tenant Mold Disputes

Just left a mold inspection, watching a landlord and new tenant arguing about visible water intrusion and mold conditions.

I conduct these types of mold inspections, for both landlords and tenants on a weekly basis. I provide an objective report on the mold conditions present.

As a landlord, former tenant, mold inspector and expert witness, here are my thoughts on the mold issues for rental properties.

Mold and the Landlord's Duty to Maintain Habitable Premises

The landlord may be liable for a mold problem in a rental. Here’s an overview of the issues.

Mold Caused by a Landlord's Failure to Fix Problems 

Landlords in California are responsible for maintaining fit and habitable housing and repairing rental property, and this extends to fixing leaking plumbing, ground water, windows, and roofs -- the causes of most mold. If the landlord doesn't take care of leaks and mold grows as a result, they may be held  responsible if a court is convinced that the mold has caused a health problem.

Mold Caused by Tenant Behavior

The liability picture changes when mold grows as the result of tenant behavior, such as keeping the apartment tightly shut, creating high humidity, or failing to maintain necessary cleanliness. When a tenant's own negligence is the sole cause of injury, the landlord is not liable. However, as a mold inspector, I find these tenant caused conditions to be extremely rare.

Mold Clauses in Leases

Some landlords include clauses in the lease that purport to relieve them from any liability resulting from mold growth. Some courts have refused to enforce such a clause, ruling that to do so would be against public health policy. 

Preventing Mold Problems

A smart landlord will try to prevent the conditions that lead to the growth of mold -- and tenants should be the landlord's partner in this effort. This approach requires maintaining the structural integrity of the property (the roof, plumbing, grounds, and windows), which is the landlord's job. The tenant can help by preventing mold problems in the home in the first place and promptly reporting problems that need the landlord's attention.

To learn more about the landlord's duty to repair, see the Nolo section Repairs and Maintenance.

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.

Environmental Relative Mold Index (ERMI) TEST in Homes of Asthmatic Children

Asthmatic children were found to be living in homes with significantly higher Environmental Relative Moldiness Index (ERMI) values than were found in homes randomly selected during the HUD 2006 American Healthy Homes Survey (AHHS) from the same geographic areas. 

The differences between asthmatics’ home’s and the AHHS home’s ERMI values was statistically significant for three cities. Taken together, the average ERMI value in the asthmatic’s homes was 8.73 compared to 3.87 for the AHHS homes.  

Aspergillus niger was the only MOLD which was measured in significantly greater concentration in the homes of asthmatic children in all three cities. The ERMI metric may be useful in describing mold contamination in the homes of asthmatic children in the US.

PUBLICATION LINK

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 15 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.

Home Mold Prevention

EPA 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.

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 15 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.

How to Clean Mold in your Home?

Mold Home Cleanup, Tips from the EPA

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.

Top of page

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.

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 15 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.
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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.

Dealing with a Mold Problem?

The EPA has developed these guidelines on dealing with a mold problem in 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.

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 15 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.