HOME INSPECTION, A REPAIR CHECKLIST?

The California Real Estate Inspection Association (CREIA) cautions home buyers not to misunderstand the purpose of a professional inspection report. The inspector’s role is not to identify a complete repair list for the home, nor is it the sellers obligation to repair most problems discovered by the home inspector (other than water heater seismic strapping, smoke and carbon monoxide detectors).

Potential home buyers often incorrectly view an inspection report as a mandatory repair list for the seller. The fact is sellers are not required to produce a flawless house. They have no such obligation by law or by contract.

With a home inspection, most repairs are subject to negotiation between the parties of a sale. Typically, buyers will request that various conditions be repaired before the close of escrow, and sellers will usually acquiesce to some of these demands. But with most building defects, sellers make repairs as a matter of choice, not obligation; to foster good will or to facilitate consummation of the sale. Sellers maintain the legal right to refuse repair demands, except where requirements are set forth by state law, local ordinance, or the real estate purchase contract. Legal obligations include earthquake straps for water heaters, smoke and carbon monoxide detectors in specified locations. Contracts usually stipulate that fixtures be in working condition at the close of escrow, that windows not be broken, and that there be no existing leaks in the roof or plumbing.

Before you make any demands of the seller, try to evaluate the inspection report with an eye toward problems of greatest significance. Look for conditions that compromise health and safety or involve active leakage. Most sellers will address problems affecting sensitive areas such as the roof, fireplace, gas burning fixtures, or electrical wiring. The purpose of a home inspection is not to corner the seller with a repair list. The primary objective is to know what you are buying before you buy it. All homes have defects; it's not possible to acquire one that is perfect. What you want is a working knowledge of significant defects before you close escrow.

An inspection consists of a thorough visual examination of a home’s structural components including the foundation, superstructure, and roofing systems, where accessible. The heating and cooling equipment is activated along with operating plumbing fixtures, testing accessible electrical outlets and fixtures, and operating a representative sampling of doors and windows. For the current CREIA inspector standard of practice, visit my website link at: http://www.gpinspect.com/irvine-home-inspection/Standards-Of-Practice.php

Make sure you hire a qualified, professional inspector. Since 1976, the California Real Estate Inspection Association (CREIA), a non-profit corporation has been providing education, training, and support services to the real estate inspection industry and to the public. CREIA Inspectors must adhere to the Code of Ethics and follow the Standards of Practice developed by the association. CREIA requires its members to successfully pass a written test of property systems and complete 30 hours of education each year. Members can accumulate credits through various sources of education including monthly chapter meetings, conferences, and other approved activities. CREIA keeps records to ensure that members are complying with the requirements. Educational topics cover a variety of technical subjects including updates and advances that affect property inspection and the business of real estate inspection.

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.

MOLD EXPOSURE REALLY A HEALTH PROBLEM?

IS MOLD A REALLY A HEALTH PROBLEM?

The recent and current research continues to support an association of damp and moldy buildings with occupant health complaints and conditions. The following is a list of national and international science and medical opinions.

Dampness and Microbial Exposure 

Shoemaker (2010) identifies “Mold illness” as a subcategory of biotoxin illness, called Chronic Inflammatory Response Syndrome (CIRS).  CIRS is defined as: an acute and chronic, systemic inflammatory response syndrome acquired following exposure to the interior environment of a water-damaged building (WDB) with resident toxigenic organisms, including, but not limited to fungi, bacteria, actinomycetes and mycobacteria as well as inflammagens such as endotoxins, beta glucans, hemolysins, proteinases, mannans, c-type lectins and possibly spirocyclic drimanes, plus volatile organic compounds. The EPA has indicated that 21% of all new cases of asthma are due to exposure to WDB.

The California Department of Public Health CDPH (2011) concluded that the presence of water damage, dampness, visible mold, or mold odor in schools, workplaces, residences, and other indoor environments is unhealthy.

The CDPH further concluded that human health studies have led to a consensus among scientists and medical experts that the presence in buildings of (a) visible water damage, (b) damp materials, (c) visible mold, or (d) mold odor indicates an increased risk of respiratory disease for occupants. Known health risks include: the development of asthma, allergies, and respiratory infections; the triggering of asthma attacks; and increased wheeze, cough, difficulty breathing, and other symptoms. In addition, evidence is accumulating, although not yet conclusive, that the more extensive, widespread, or severe the water damage, dampness, visible mold, or mold odor, the greater the health risks.

In the National Institute for Occupational Safety and Health (NIOSH) (2012) alert, dampness is defined as the presence of unwanted and excessive moisture in buildings. Dampess can lead to the growth of mold, fungi, and bacteria; the release of volatile organic compounds; and the breakdown of building materials. NIOSH uses the term “mold” for a group of fungi that are common on wet materials. Research studies have shown that exposures to building dampness and mold have been associated with respiratory symptoms, asthma, hypersensitivity pneumonitis, rhinosinusitis, bronchitis, and respiratory infections. Individuals with asthma or hypersensitivity pneumonitis may be at risk for progression to more severe disease if the relationship between illness and exposure to the damp building is not recognized and exposures continue. Building dampness and subsequent respiratory illness in some building occupants (including children) occur inpart from a lack of knowledge and understanding of the nature and severity of these problems among designers, builders, building owners, employers, and building occupants. Buildings may also develop dampness problems from improper or insufficient maintenance or operation and weather events. The best current evidence suggests observations of dampness, water damage, mold, or mold odors are the best indicators of dampness-related health hazards, rather than microbiologic measurements. Respiratory outcomes have been the most thoroughly studied and reviewed, while the evidence is limited for the possible health effects of mycotoxins in indoor environments, including neurological outcomes. A recent review of the occupational causes of sarcoidosis indicates that there is increasing evidence that sarcoidosis (a multiorgan granulomatous disease) has multiple causes, including exposure to mold, especially in the presence of triggers of inflammation. Not all reported types of building-related symptoms have been fully investigated.

         The Asthma and Allergy Foundation of America has classified the following symptoms for mold allergies: • Sneezing • Chronic cough  • Runny nose • Nasal congestion • Itchy, watery and red eyes • Skin rashes and hives • Sinus headaches • Reduced lung capacity and difficulty breathing.

The Asthma foundation reports that current evidence suggests that excessive moisture promotes mold growth and is associated with an increased prevalence of symptoms due to irritation, allergy, and infection. However, specific human toxicity due to inhaled fungal toxins has not been scientifically established. Health hazards from exposure to environmental molds and their metabolites relate to four broad categories of chemical/biological attributes. These materials may be: 1) irritants, 2) allergens, 3) toxins, and rarely 4) pathogens. Different mold species may be more or less hazardous with respect to any or all of these categories. However, risks from exposure to a particular mold species may vary depending on a number of factors. Uncertainty is complicated further by a lack of information on specific human responses to well-defined mold contaminant exposures.

Whether or not symptoms develop in people exposed to fungi depends on the nature of the fungal material (e.g., allergenic, toxigenic, or infectious), the amount of exposure, and the susceptibility of exposed persons. Susceptibility varies with the genetic predisposition (e.g., allergic reactions do not always occur in all individuals), age, state of health, and concurrent exposures.

         Mold-exposure symptoms differ from person to person, depending upon the sensitivities of each individual and their levels of exposure to mold.  Persons that are extremely sensitivity to mold, or those with suppressed immune systems, could be at higher risk for allergic reactions than those that are less sensitive and have full immune system function.  Reaction to mold exposure can be immediate or delayed, depending on the individual and their susceptibility and exposure levels.

        

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.

DO I NEED MOLD TESTING ?

DO I NEED MOLD TESTING?

*The California Department of Public Health (2011) has concluded that the presence of water damage, dampness, visible mold, or mold odor in schools, workplaces, residences, and other indoor environments is unhealthy.  However, the California Department of Public Health also recommends against mold testing (due to cost) and directs consumers to spend their funds instead on proper and safe removal of the mold.

In many cases this may be good advice, if there is a single small area of mold growth. However, in many cases there may be hidden mold growth, that has resulted in elevated mold levels in areas of the home that cannot be determined without testing.

A recent study by the EPA evaluate the correlation between the Environmental Relative Moldiness Index (ERMI) mold test results and an alternative analysis frequently used in mold investigations, i.e., the inspector's "walk-through" assessment of visual or olfactory evidence of mold combined with occupant's answers to a questionnaire about mold odors and moisture (without mold testing). Homes in the highest ERMI mold level findings were only in agreement with visual inspection and/or occupant assessment 48% of the time but failed to detect the mold in 52% of the time. In about 7% of lowest ERMI testing homes, the inspection and occupant assessments overestimated the mold problem. 

Further, the cost of mold testing has been dropping consistently over the past decade, even with the development of more sophisticated DNA mold analysis techniques. For example the DNA mold test can cost as little at $300 if collected as part of a mold inspection investigation.

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.