ABLE INSPECTIONS CO.

Inspecting Homes Since

1976
713 465-0000

www.ableinspectionsandengineering.com www.flirthermography.com

MOLD INSPECTION REPORT

The purpose of the inspection was to assess the air quality in this residence and determine if
there were any mold and water intrusion problems. Wendy Cadmus of Able Inspections
performed this inspection and assessment and prepared this report.

A limited visual inspection of the residence was performed. Five air samples (1 exterior and 4
interior) were collected and sent for laboratory analysis

This inspection was conducted in accordance with state regulations as well as current
industry guidelines and practices. This assessment is not a certificate, assurance,
warranty or guarantee of future conditions or performance, but is an assessment of
the conditions present and detected on the date of this inspection.

Residential Mold Inspection Report – page 1

House Description
This 53 year old residence faces south with 2-stories, a 3-car garage and a quarters attached to
the garage. At the time of this inspection, the residence was occupied with occupied with
furnishings, shelving, pictures, stored and personal items, which obstruct full view of any active
or potential discrepancies. Recent weather has been dry.

Summary of Laboratory Findings:

The results of interior air samples taken on this home reported below demonstrate acceptably
low levels of mold present in this home, at this time. Please refer to the
Observations/Recommendations section for recommendations on areas with possible water
intrusion issues for further investigation and action.

Total Mold
Sample Location Type Spore Count Predominant Spore Type
Exterior Baseline Air 6,584 Ascospores
Master Bedroom Air 27 Non-specified
Den Air 110 Ascospores
Formal Living Air 187 Non-specified
Formal Dining Air 161 Basidiospores

Perfect for Mold Growth: Moisture Intrusion and Any Organic Material
Controlling water intrusion and moisture problems are the primary keys to minimizing mold
growth. Any changes in moisture intrusion, such as unchecked leak conditions from heavy
rainfall or a plumbing or equipment leak, can allow mold growth within 24 – 48 hours. Houston’s
semi-tropical climate, coupled with the current use of particle-compressed building materials
offering far more surface area to spread upon, provides easy access to the water and organic
food essential for mold growth. Even dust can provide a fine source of food for mold, as long as
there is moisture.

Weather Conditions during this inspection:

• Outdoor: Cloudy and dry with light rainfall at 10:00 a.m., 75 degrees F, 53% Relative
Humidity
• Indoors: 77 degrees F, 37% Relative Humidity

NOTE: Moisture is required for mold propagation. Many molds can thrive in an
environment with a relative humidity of 60% or higher without other sources of moisture.
The humidity level in this home was acceptable.

Equipment and Materials Utilized in this Inspection:

• Allegro T-100 Air sampling pump
• Air-O-Cell bioaerosol cassette – collects airborne particles for analysis
• Protimeter Mini moisture meter – measures moisture levels on wood and sheetrock
• Extech hygrometer/thermometer – measures relative humidity and temperature

Residential Mold Inspection Report – page 2

Observations/Recommendations:

1. Rotted and damaged wood windows

Observations: Rotted and damaged wood with some slight mold was observed on
numerous windows throughout this residence. Some slight mold was also observed at
some of these windows. The master bathroom tub window has staining on the exterior
side of the shutters over this tub. Metal cap flashing is not installed above these windows,
which would help deflect rainwater from these windows. Wood windows are attractive, yet
vulnerable to the effects of moisture.

Recommended Action: Please contact an experienced window contractor to provide a

complete evaluation and recommendations for improving this situation to prevent
rainwater from entering these windows.

Rotted wood with slight mold growth Stained and damaged

at north master bedroom bay window window at master tub

2. High Moisture Readings at two south windows (Master Bay and in the Den) and
at the second floor west window in the stairs
Observation: 17% moisture readings were identified at the master bay window and in
the den at the south side. The second floor west window by the stairs had 18% moisture.
While other windows in the house displayed rotted and damaged conditions they did not
display current elevated moisture conditions. These areas may be susceptible to retaining
rainwater or may be struck by the sprinkler system.

Recommended Action: We recommend having an irrigation contractor verify that water

from the sprinkler system is directed away from all vulnerable wood windows and
particularly the two first floor windows with high moisture readings. Please consult with an
experienced window contractor to provide a complete evaluation and recommendations
for improving this situation to prevent rainwater from entering these windows.

3. High Moisture Reading at Master Shower

Observation: Moisture readings of up to an elevated 30% were identified at the area to
the right of the shower door. Significant damage was also observed in this area. This could
possibly be the result of leak conditions observed in the HVAC equipment closet above.

Recommended Action: The buyer indicated that the master bathroom was going to be
remodeled. Therefore the damaged material may be removed/replaced during that
renovation. It is vitally important that the source of the leak be identified and corrected
before any renovations are performed. We recommend retaining the services of a
reputable and qualified contractor in the immediate future to determine exactly where this
moisture is coming from, to examine all areas for hidden damages and to expose any
possible hidden mold/mildew and provide estimates for the appropriate repairs.

Residential Mold Inspection Report – page 3

4. Mold on HVAC equipment in second level equipment room
Observation: Mold growth was observed in several areas on A/C equipment in this room.
Stains from leak conditions were observed along with sweating on the equipment and
water in the emergency pan. HVAC units typically experience some mold growth from the
mixture of condensation moisture and dust in attic spaces. The mold growth observed in
this area is wider spread than what is routinely seen as a result of greater availability of
moisture due to the leak conditions and sweating of this equipment.

Recommended Action: Consult with HVAC contractor to determine the cause of these
leak conditions and for proposals on repairs. Since this equipment room is connected to a
finished attic space, which is planned for use as a living area, I would recommend
cleaning the mold off of this equipment and replacing any air duct tape with mold growth.
The metal cabinets can be cleaned with a solution of detergent and water to remove the
mold growth. I do not recommend using bleach and water solutions to clean mold
because bleach can be harmful to your health without ample ventilation.

Mold growth on HVAC equipment in second floor equipment room

5. Mold on finished attic air registers

Observation: Significant mold was observed on air
registers in the finished attic near the HVAC
equipment closet.

Recommended Action: All of these air registers

need to be thoroughly cleaned or replaced. Since
these air registers are made of a hard surface a
solution of water and detergent will remove the
mold. A slight amount of mold growth can be seen
extending down the wall. From the surface this does
not appear to cover a large area. If you decide to Finished attic air register
clean this small area then I would recommend using a HEPA-filter vacuum cleaner since
water and detergent will not be sufficient to clean mold off this material.

The source of moisture in the HVAC equipment room needs to be corrected so mold does
not return.

Residential Mold Inspection Report – page 4

6. Previous leakage at Southwest Bathrooms and some staining from previous
leaks under other sinks
Observation: The south bathrooms attached to the current office has signs of previous
repairs and flooring replacement. Several sinks had staining in the
cabinets below from previous leak conditions.

Recommendations: Consult with the seller on all repairs made to

the plumbing and roof on this residence.

7. Mold at Front Bathtub off Foyer

Recommended Action: Clean this area with detergent and water or

wood floor cleaner (for wood material) to remove this mold. Scrub the
area, as necessary. Please do not use a mixture of bleach and water
since bleach can be a health hazard without proper ventilation. This
mold growth is most likely a result of moisture from the shower/tub.
Please consult with a plumbing contractor to verify that there is no other source for this
moisture.

8. Skylight lenses have signs of moisture and damages

Observation: The skylight lenses on this residence show
signs of damage, cracking and previous repairs/sealant. One
of the skylights also has excessive condensation.
Recommended Action: We recommend replacing skylight
lenses on this residence to prevent water intrusion from the
vulnerable access points.

Moisture in
bathroom skylight

9. Stains and damages on Ceilings and in the HVAC equipment closet

Observation: Stains from moisture/leak conditions were

observed on the ceilings of the garage, quarters and front
office. Stains were also observed in the second floor HVAC
equipment room from leakages off of this equipment and the
freon and drain piping.

Recommendations: Some of the ceiling stains may be from

previous roof leakages. We recommend retaining the services of
a reputable and qualified contractor in the immediate future to determine exactly where
this moisture is coming from, to examine all areas for hidden damages and to expose any
possible hidden mold/mildew and provide estimates for the appropriate repairs.

We further recommend having the HVAC contractor determine the source of the leak
conditions in this area and make recommendations for repairs.
Residential Mold Inspection Report – page 5
10. Mildew staining at front pedestrian door
Observation: Mildew staining was observed on the
exterior side of the front pedestrian door.

Recommended Action: This door can be cleaned and

resealed at the buyer’s convenience. A wood floor cleaner
can be used to clean the mold off this surface.

11. Slight Mold at right edge of “Her” master bathroom pass through window

Recommended Action: This area simply needs to be cleaned

with a wood floor-cleaning product to remove this mold and
repainted, as desired.

12. Loose floor tiles at Master Bathroom Pedestrian Door and rotted wood outside
this door.

Observation: Floor tiles are loose inside the master

bathroom pedestrian door leading to the patio and pool area.
Damaged wood was observed just outside this door. These
conditions may be the result of moisture in this area.

Recommended Action: Please have a contractor evaluate

this area to determine if moisture is entering into this room.

Residential Mold Inspection Report – page 6

Health Concerns:

The degree of risk from exposure to mold is determined

by a person's general health and pre-existing sensitivity
to mold, as well as the concentration of the mold bloom.

Harvard Preserve January 16, 2007

Mold spores are present throughout our outdoor environment and provide a useful function in
recycling organic materials. Every building has mold spores and fragments present within their
interior and so we all have contact with mold on a daily basis both outdoors and indoors. The
most common negative reaction is an allergic response of sneezing, eye irritation and runny
nose, etc similar to seasonal allergies. Some molds produce airborne toxins called mycotoxins
that can cause serious breathing difficulties, dizziness, and flu-like symptoms and bleeding in the
lungs even with healthy individuals if the size of growth and exposure time is high enough. The
elderly, infants, pregnant women, immune-compromised individuals, chemotherapy patients and
individuals with respiratory problems are the most susceptible to infections and disease that can
result from too much exposure to toxic and pathogenic molds. The size of the area of mold
growth and the frequency of exposure to the mold can affect response. For example, Farmer’s
Lung is an allergic disease caused by breathing in the dust from moldy hay.

Preventing and Eliminating Mold:

Mold needs moisture and organic material to grow. Since mold growth can occur within 24 – 48
of water intrusion conditions identifying and eliminating the source of moisture and removing
any remaining moisture needs to occur as soon as possible.

If you find mold growth in your home the best course of action is dry up any moisture and
identify and eliminate the source of moisture. The mold growth needs to be removed either
through cleaning or by replacing the material, depending upon the building material affected and
the size of the growth. Hard surfaces, such as tile, concrete and metal can be cleaned using a
sponge and a mixture of water and detergent. Even if mold has gone dormant from a lack of
moisture or organic food, it needs to be cleaned because once moisture returns it will resume
growth.

Residential Mold Inspection Report – page 7

Thank you for choosing Able Inspection Company to perform this important survey for you.
After carefully reviewing this report, please contact our office, if you have any questions or
require a more detailed explanation regarding any item included in this report, pictures or
attachments.

Very truly yours,

ABLE INSPECTION COMPANY

Inspecting since 1976

Wendy V. Cadmus

Wendy V. Cadmus
Texas Licensed Mold Assessment Consultant
B.S. Natural Sciences, University of Texas, Austin
MBA, Rice University

Able Inspections and Engineering

Office | 713.465.0000
Cell| 713-252-8549
E-Mail | [email protected]
Web | www.ableinspectionsandengineering.com

Residential Mold Inspection Report – page 8