College Student Renter Warning

Some landlords are renting illegal and unsafe dwellings to unsuspecting college students. Just inspected a "duplex" that was an illegal garage conversion with several safety hazards. I suggest that you rent through a realtor or property management firm. That will give you some additional protection from illegal rentals.

No Radon in Orange County or California? Think Again!!

CDPH Indoor Radon Program

The Indoor Radon Program, within the Environmental Management Branch, seeks to reduce the health risk from radon exposures by increasing awareness, providing information about testing, identifying areas of high radon potential, and promoting mitigation and radon-resistant construction.  

New!  Special Report 224 - Radon Potential in the Palos Verdes Area

The California Department of Public Health, in partnership with the California Geological Survey, is developing detailed radon potential maps for regions of the state. The latest map and report, covering the Palos Verdes region, has been released.  See all reports here.

What is radon?

Radon is a naturally occurring radioactive gas that is odorless, invisible, and without taste.  It is released during the natural decay of uranium, which is present in most rock, soil and water. Its occurrence in the state is influenced primarily by geology; find out more about radon. 

Where is radon found?

Radon can be found throughout California because uranium exists in all rock and soil.  Although certain areas of the state are more likely to contain higher radon levels than others, radon is a house-to-house issue.  You may live in an area of low radon potential yet your house can have elevated radon but your neighbor's house has a low radon level. 

Radon, in its natural state cannot be detected with the human senses. The only way to detect radon is to test.  California residents can purchase low cost radon test kits,
Home Test Kits $7.95, to test their home.  The results of the test should determine if you and your family are at risk. 

Testing for real estate transactions must be conducted by a California certified radon tester.  If the tester is not on the service providers list, he or she may not be certified or registered with the Indoor Radon Program.  Certification and registration for service providers is a requirement in California;(Radon and Real Estate). 

How does radon enter into my house and what can I do?

As the radon gas escapes from the ground into the air, the lower air pressure inside your home draws the outside air in through cracks, seams and other openings in your home foundation; (How Radon Enters Into My House).  If you have elevated radon levels you can still fix your home.  The California Department of Public Health (CDPH) along with U.S. Environmental Protection Agency (US EPA) recommends that you fix your house if it has 4 picocuries per liter (4 pCi/L) or higher.  If you are building a house in an area of moderate or high radon potential, we recommend using radon-resistant building techniques. 

Why do I need to be concerned about radon?

Radon is the second leading cause of lung cancer (PDF), following smoking.  US EPA estimates (PDF)that nationally 21,000 lung cancer deaths are caused by radon each year.   

Radon Gas Testers Must Be Certified in California

“California law requires all individuals providing radon services to be certified by either National Radon Proficiency Program (NRPP) or National Radon Safety Board (NRSB).  There are no professional groups that are currently exempt from this requirement, including Industrial Hygienists, Registered Environmental Assessors (REAs), and Licensed Geologists. “ California Department of Public Health

Get Property Disclosures Before You Hire a Home Inspector

Sellers should provide you with a detailed disclosure of known defects, past repairs and upgrades before you hire a home inspector, or even make an offer for that matter. There is no reason for these items to be provided to you after an inspection, or an offer. This gives you a heads up on issues you will want your inspector to consider for you.

In Northern California, it is standard practice for the listing agent to have all this paper work ready for potential buyers when they first list the property. Sadly, this is rarely if ever seen in Southern California.

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

Negative response to home and mold inspection findings.

My clients often get negative or unusual responses from some of my home and mold inspection findings. As a nationally certified and recognized home and mold expert, let me say I do make mistakes. But, like most inspectors, I call em as I see em.

My findings are my professional findings, and I put them in writing. If you get push back from others about your inspector findings:  home owners, realtors, other contractors, be sure to get their responses in writing.

Remember, that your inspector should be their only for you. We cannot have multiple clients, nor can we do any repairs.

Don't be bullied into thinking our findings are inaccurate, from others who have an emotional or financial interest in the sale of the property. Some new inspectors might be influenced by a bully, so be vigilant with such a professional.

Your inspector is their to protect your safety and interest in the property, so you know what you are getting.

Be carful out there.

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.