|
July 2004
GAZETTE Newspapers
By: Arthur S. Lazerow
Ask Mr. Home Inspector
MOLD, IT'S POTENTIALLY EVERYWHERE! Question: Caroline from Bethesda emailed
a question about mold: "One
side of my basement develops a gray powder-like substance,
which I have assumed to be mold. It
keeps coming back after I wash it off with soap and water. My
two children have allergies, which seem to get worse whenever
the mold is in the basement. What
do you advise?"
Answer: I
advise that you solve whatever your moisture problem is and
remove the mold permanently to protect your home and reduce
the possibility of a severe allergic reaction. That's the short answer. However,
in most cases with a serious infestation or with children
having allergies, a professional mold investigation is highly
recommended.
The
key to understanding mold growth is to remember that in
order to develop, mold needs
moisture, food, and restricted ventilation. In
most cases, just add water and a mold appears, since the
microscopic sized mold spores are floating in the air everywhere. Molds
are Mother Nature's trash collectors. For
millions of years, they ate Mother's fallen timber and returned
the nutrients to the soil. The
Law of Unexpected Consequences came into play when people began
to build homes with Mother Nature's trees. Mold
attacks anything containing cellulose, such as wood framing,
drywall materials and their paper facings, oil-based products
like caulk, and the paper backing of carpet. Left alone,
mold can cause significant structural damage.
Mold
contamination also represents a potential health hazard for
your family, especially infants and children, pregnant women,
the elderly and those suffering from allergies, asthma and
immune deficiency diseases. The
health consequences of mold exposure are attributed to inhaling
the microscopic mold spores and to the toxins they produce. Some
mold causes allergic reactions (Allergens), some more seriously
impact persons with suppressed immune systems (Pathogens),
and some molds produce toxins that can make almost anybody
seriously ill (Mycotoxins). Symptoms
include respiratory problems, sinusitis, nerve system problems,
aches and pains, and fever. Your description
of the substance sounds very much like the Aspergillus-Penicillium
group of molds, which is a large category that the laboratories
lump together because their mold spore shapes are difficulty
to differentiate. A
friend, also in Bethesda, asked me to test for mold in her
basement. The
basement appeared as if gray-powdery snow had fallen everywhere
and the laboratory identified Aspergillus-Penicillium as
the culprit. Aspergillus
molds are classified as pathogenic and allergenic, while
Penicillium species are considered allergens. The mold inspection
industry has developed red flags which suggest the need for
further investigation. Visible
mold growth is obvious and having a family member with allergies
is considered very significant. Other
red flags are a musty odor anywhere in the home, evidence
of moisture problems or infiltration, existence of conditions
that could lead to water infiltration, such as exterior construction
defects, interior plumbing defects and leaks, cracks in bath
tile, missing caulk or failed toilet seals, leaking drains
and carpet backing in direct contact with concrete.
Caroline,
with the above as background, let's focus on your situation. Moisture
infiltration in some manner is driving the mold growth. Try
to determine the source of water in your basement. The
signs may be subtle and you may need a home inspector who performs
mold investigations to make this determination. Such
deficiencies as reversed grades, failure of downspouts to move
water away from the foundation, siding or exterior cladding
faults, or caulk deficiencies are a short list of potential
causes. Cure the
moisture problem. If the contamination is extensive,
a contractor specializing in this type work should perform
the mold remediation. New
York State research on commercial and school buildings recommends
that any affected area over 100 square feet should be treated
professionally. Work
areas should be isolated. In
your case, once the basement areas are dry, the affected
drywall or paneling should be removed. Remaining
areas should then be washed with a biocide (such as Clorox
and water, 1:10 ratio) and allowed to completely dry. For
small areas, I use a product HomeDepot sells, Mildew and
Mold Stain
Remover manufactured by Zep Corp.
A
remediation contractor would then vacuum the entire area
with a HEPA Vacuum. I
recommend that treated and adjacent areas be painted with
a primer called KILZ, available at all local paint and hardware
stores. Post
remediation mold testing is recommended. Once
clearance testing indicates no further mold problem exists,
the basement can be re-built if the spaces affected were
finished.
Tip of the Month: For
maximum air conditioning operations, clean and clear your
outside condensing
unit. Turn off the air conditioning system. Using
a garden hose, spray off the outside condensing unit to remove
as much dirt, debris, cobwebs, and dead insects as possible. Cut
away any plant growth around the box for at least 18 inches.
These steps will help your system keep you cool.
Have a question relating to a housing problem? Email it to
aslaz@erols.com. Each question will be answered and some will
be included in this column.
Arthur Lazerow, president of Alban Home Inspection Service,
Inc., was a homebuilder for 25 years and is now a nationally
certified ASHI home inspector, having performed more than 5,000
inspections during the past 10 years. He can be heard every
Saturday from 10 to 11 a.m. as co-host of Real Estate Today
on WMET 1160 AM.
Previous Issues |
