I know that MOLD is a four letter word, and only a few other things found during the course of a home inspection causes more angst for all parties involved.
As inspectors, not only are we the ones that have to bring its presence to the attention of the buyers, but we also have to figure out some way to talk about it in the Inspection Report.
In spite of the fact that if:
it “looks” like mold,
is “wet” like mold,
conditions are “conducive” to mold,
it “smells” like mold,
it is “apparent” on surfaces that molds love,
and it “barks” like mold—-most inspectors are still reluctant to call it “MOLD.” I am not sure exactly why this is the case—-I guess due to the possibility that it might be some other sort of staining or condition that is not “actually” mold. And, I could see where that would be a problem if the inspector tells you that you have a huge mold problem and it turns out to be smoke from candles or road dirt being sucked into the house at the edges of the carpeting.
In general, knowing whether a particular fungal growth is actually mold or some other type of fungal growth, is not really all that important since the solution is pretty much going to be the same—-fix the water issue and remove/replace/clean the affected materials as necessary.
To give you an example of how difficult it can be to “language” the presence of mold, take a look at the following picture.
The white color on these roof boards is a light covering of mold or mold/like fungal growth. What do I tell my buyer? It is obvious that it a past condition because the newer roof sheathing showing between the white boards is unaffected. This is consistent with there being no growth since the sheathing was installed. The roof was replaced at least 10 years previously as indicated by the overall condition of the roof shingles.
There can be many reasons why this is no longer a problem and at the time of inspection the inspector may not be able to figure out all the “why’s,” and that is not as important as knowing that there hasn’t been a problem since the roof was replaced. Perhaps the dryer used to vent into the attic. Perhaps there were no vents in the roof previously. Perhaps the roof no longer leaks. Perhaps there had been flooding in the crawl space that had been fixed. Who knows?
So again what do I say to the buyer? They want to know if it is a problem now—-whether it is “dormant” or not—-because after all—-it is still present. Aren’t those tiny little spores going to find their way into the home and ruin their lives? No inspector can answer that question—-because everyone responds to mold spores differently and there are lots of other variables—-both physical and psychological. Even Environmental Hygienists can’t really answer that question—-but the lowly home inspector is expected to answer the question regardless.
I can tell the buyer that if moisture conditions are right the mold growth can come back to life. I can tell them that there are circumstances where the mold will release spores whether dormant or not. I can tell them that the likelihood of the spores finding there way into the indoor environment is not great—but could happen under some scenarios. I can recommend that they not store things in the attic. I can recommend cleaning and sealing of the affected areas by qualified persons. I could recommend that they run like hell and never look back (personally I wouldn’t do that—-but some inspectors might). I could recommend further testing so that the testing company could tell them to fix the water issue and clean and seal the affected areas.
Ultimately it is the buyer that will have to decide what is important to them, and how or whether they want to deal with the issue.
It really is not much help that there is so much conflicting, misleading and downright erroneous information present on the web and in the media about molds in the environment. It lends itself to a lot of hysteria, and where you have hysteria you have a growing industry that is just as virulent as the mold spores themselves. What will create peace of mind in one buyer may not work at all for another.
Another factor is that the buyer may not care about it and be willing to accept the Eighth Dwarf—Mouldy—-sleeping quietly in the attic, but they may worry about what will happen when they go to sell the home. What if they cannot find a buyer that feels the same way about their old friend “Mouldy” that they do. They want to avoid feeling like “Dopy.” In other words will this stuff that doesn’t matter to them affect the resale value of the house regardless?
Some people feel it is wise to simply have the condition professionally cleaned and sealed. From a marketing stand point this may make sense, even if it likely has little do do with health and safety. It is sort of how a band-aid can make a child feel better even when they aren’t really injured.
I wish there was an easy answer to the question—-heck I would accept an easy question for the answer! I seriously recommend that before anyone goes too far down the road of trying to answer this question, that they carefully read the work of Caoimhín P. Connell, Health Effects of Moulds (Molds): State of Knowledge.
If nothing else—he does serious damage to the hysteria surrounding Mold—-breaking the mold.
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Charles Buell, Real Estate Inspections in Seattle
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I really wouldn’t find reporting this issue difficult. I think you covered all the bases in the post. The bottom line should be resale, not necessarily the minuscule health risk, if there is one at all.
Great article! Very informative.
Tony
Thanks Tony
Jim, yes—dealing with this beast because of what can happen at resale seems to make sense as much as anything
Honestly, may I never ever run into an inspector like you!!! Based on what you have written, you have little regard for if not absolutely no knowledge about mold, the ill effects of mold, and what it really can mean for those who suffer while living in environments infested and contaminated with mold. It is NOT up to the HOME inspector to declare or make any comment(s) on what may be seen during a cursory/visual home inspection. To do so becomes fodder for getting ripped apart in a legal court. Stick to the protocol of conducting a HOME INSPECTION!! When there is a SIGN of a suspicious stain, conspicuous in the form that can be typically characterized, by almost any person, as possible mold growth on the surface of a building component, it is NOT the home inspector’s JUDGEMENT CALL to bring it up as MOLD! It is what you, as a home inspector, SEE that you report to your client. Once the client is informed of what you saw during a HOME INSPECTION, the client should make the call to have the area further investigated as they continue their due diligence until they are satisfied. Going forward, I strongly recommend you not write articles to bash mold, based on reasons that clearly indicate you don’t know what to do with mold when you see it during a home inspection. You gathered your own fodder to strengthen your position by stating as you did, referencing “erroneous information” related to mold. Instead, once again, stick to the protocol for completing a home inspection. Once you’ve mastered that, than create a means of getting past all that “erroneous information” you found easy to become allies with, and align yourself within the confines of industry leading organizations that have some of the most talented minds contributing to the sciences referencing air quality issues. The Indoor Air Quality Association (IAQA) would be a great start for you.
Alan, since mold is a water and air quality issue in homes it is well within my province to discuss it in any way I see fit as both a Licensed Home Inspector and a Licensed Structural Pest Inspector. I am all too painfully aware of the “junk science” of the mold industry in this country and I suggest you re-visit your education on the topic at http://www.forensic-applications.com/moulds/sok.html This link I feel fairly confident will show you some of the other possibilities around this issue. Your comment represents exactly how misinformed the general public is on this issue. I would fully expect the IAQA to support the multi-billion dollar mold industry and would not consider them an objective place for information that reflects the real science behind this issue.
Charles, that is just it!!! You are not qualified to actually and factually “discuss” any issue referencing mold, air quality, moisture intrusion, or the likes of what may affect anyone of these areas beyond a “visual” or “cursory” basis. You are a HOME INSPECTOR. The Standards of Practice that support your position and license as a HOME INSPECTOR do not support or position you beyond that. Your article appears to suggest that it does. In fact, your article and responses, as they are written, only continues to display your frustration on really not knowing what to do, or say, or write in your home inspection reports when you come upon mold during your HOME INSPECTIONS. You can do all the reading, writing, commentating, and ranting you want. It is still not going to qualify you beyond the license you hold as a HOME INSPECTOR to bash mold much beyond the levels of a typical conversation one would have with you if they were referencing topics related to, say, politics or religion. Without possession of any official “paper” to match that of your HOME INSPECTION license, or a degree in anyone of the natural sciences, e.g., biology, entomology, whatever-ology, etc., or within any one of the environmental sciences, or any specific training and certification in the fields of mold, air quality, moisture intrusion analysis, etc., much of what you might include in your reference as “junk science”, you are just “blogging”. I am very much aware of the article written by Caoimhín P. Connell, of Forensic Applications Consulting Technologies, Inc. He/she represents a whole other ball of wax, and would be well represented under a different venue, or blog. But, since you provided that link…, well…, you managed to find one other person to help support your overall frustration with mold.
Alan, almost every sentence you have written can be easily answered with “Who says,” or “Says you.” Regardless, people hire me for my “opinion.” It is a little bit like seeing a pair of Mallards on the pond—there is not much danger in me calling them Mallards even though I am by no means an Ornithologist. Your arguments best support a mold industry that would have an uninformed public believe that a one or two week certification course means something—it does not. You would have people believe those Mallards are something other than what they are.