By Keith Swift, PhD
InterNACHI member/InterNACHI Report Writing Consultant
President, Porter Valley Software
I’m not an authority on molds and fungi, and I’m careful not to make statements
that I cannot document. Although much has been written about molds, the specific
mechanism of the disease and its effects on human health are not yet fully understood
and professional opinions are not uniform. This much is sure however, mold has
been around since the beginning of recorded time and is essential to the life
process. It must have a water source to survive, and is often clearly visible
or discernable by a musty or moldy odor, which should not be confused with the
bacterial odor of rot, such as that from a decomposing carcass. Not all molds
are dangerous, but in this age and in many regions of the country mold is manna
from heaven for attorneys, who get very excited by the smell of money. Nevertheless,
I’ve been told by persons who should know that mold will not result in the hundreds
and hundreds of lawsuits that were generated by asbestos, but I’m not convinced.
Extrapolating from the limited evidence that I have, I’m convinced that we’ll
be seeing more and more mold lawsuits. If I’m right, this is bad news indeed for
inspectors nationwide who continue to be victimized by unscrupulous attorneys
and their clients, and who have been abandoned by a judicial system that is easily
corrupted and which continues to make a mockery of justice. I’ve long argued that
our contracts and standards offer us very little protection, but we should continue
to do everything that we can to avoid litigation. And, for what it’s worth, here’s
what I do. In a section of my report called The Scope of Work, I have this to
say about mold:
Mold is a microorganism that has tiny seeds, or spores, that are spread on the
air, land, and feed on organic matter. It has been in existence throughout human
history, and actually contributes to the life process. It takes many different
forms, many of them benign, like mildew. Some characterized as allergens are relatively
benign but can provoke allergic reactions among sensitive people, and others characterized
as pathogens can have adverse health effects on large segments of the population,
such as the very young, the elderly, and people with suppressed immune systems.
However, there are less common molds that are called toxigens that represent a
serious health threat. All molds flourish in the presence of moisture, and we
make a concerted effort to look for any evidence of it wherever there could be
a water source, including that from condensation. Interestingly, the molds that
commonly appear on ceramic tiles in bathrooms do not usually constitute a health
threat, but they should be removed. However, some visibly similar molds that form
on cellulose materials, such as on drywall, plaster, and wood, are potentially
toxigenic. If mold is to be found anywhere within a home, it will likely be in
the area of tubs, showers, toilets, sinks, water heaters, evaporator coils, inside
attics with un-vented bathroom exhaust fans, and return-air compartments that
draw outside air, all of which are areas that we inspect very conscientiously.
Nevertheless, mold can appear as though spontaneously at any time, so you should
be prepared to monitor your home, and particularly those areas that we identified.
Naturally, it is equally important to maintain clean air-supply ducts and to change
filters as soon as they become soiled, because contaminated ducts are a common
breeding ground for dust mites, rust, and other contaminants. Regardless, although
some mold-like substances may be visually identified, the specific identification
of molds can only be determined by specialists and laboratory analysis, and is
absolutely beyond the scope of our inspection. Nonetheless, as a prudent investment
in environmental hygiene, we categorically recommend that you have your home tested
for the presence of any such contaminants, and particularly if you or any member
of your family suffers from allergies or asthma. Also, you can learn more about
mold from an Environmental Protection Agency document entitled "A Brief Guide
to Mold, Moisture and Your Home,” by visiting their web site at: http://www.epa.gov/iaq/molds/moldguide.html/,
from which it can be downloaded.
In addition to this, I have yet another disclaimer that appears under a section
entitled “Living Space,” which I hope provides me with even greater protection.
Remember, it doesn’t hurt to repeat something in order to make a point. I bet
many of us can still hear the voice of a stern parent echoing down through the
years: “How many times do I have to tell you to keep your hands out your pockets?”
This is one that I remember from my childhood in a boarding school, but there
are so many others, such as: “How many times do I have to tell you to cover your
mouth when you cough?” Anyway, here’s the other mold narrative:
We do not test for mold or measure indoor air quality, which the Consumer Product
safety Commission ranks fifth among potential contaminants. Regardless, a person's
health is a truly personal responsibility, and inasmuch as we not inspect for
mold or test for other environmental contaminants we recommend that you schedule
an inspection by an environmental hygienist before the close of escrow. And this
would be imperative if you or any member of your family suffers from allergies
or asthma, and could require the sanitizing of air ducts and other concealed areas.
Note: Mold cannot exist without moisture. Therefore, any moisture whatsoever,
whether it be from inadequate grading and drainage, a leaking roof, window, or
door, or moisture from a faulty exhaust vent, a condensate pipe, an evaporator
coil, or a component of a plumbing system should be serviced immediately, or the
potential for mold contamination will remain.
I even have a group of narratives from which I can select when I find evidence
of a plumbing leak or moisture intrusion within the living space that warns about
the perennial threat of mold. I won’t bore you with more examples, but do let
me warn you that mold lawsuits are a very real threat that is not likely to go
away any time soon. However, help yourself to all or any part of these narratives
that you might need. And hope and pray for justice, but don’t count on it. There
are terrorists among us.
