Carlsbad Relocation A to Z

Encinitas, California

An informational source for people who are relocating, with a particular focus on moving to the Carlsbad area of North County San Diego (and nearby coastal communities), with advice, guidance and true stories to help you on your way and make it a great journey, from a REALTOR� with plenty of personal (4 major moves, most recently from Boston to Carlsbad, California) and professional relocation experience. Are you running into problems selling your home? Need to find a new one quickly? Never moved before and haven't a clue? You'll find some great tips on how to solve your relocation issues here. Or ask me a question any time and I'll share some solutions or tell you where to get more information. CA DRE License #01490977

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Carlsbad Relocation A to Z

New Blog on MOLD

Feb. 14, 2008

Categorized in: Internet information

Tagged with: andy konopacki, mold, vm3 environmental

Andy Konopacki, President of VM3 Environmental, was a guest blogger a while back, sharing his thoughts and expertise on mold. Good stuff to know about - NOT good stuff to have in your house.

Andy has started up a new blog on mold so I wanted folks to know about this for future reference. Stop by when you can and see what he has to say. And feel free to ask questions and leave comments.

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Mold Information Series (Guest Blogger - Part 3)

Aug. 20, 2007

Categorized in: Due Diligence

Tagged with: andy konopacki, jeff dowler, mold, vm3 environmental

Whether or not you have a concern about mold in your CARLSBAD home, this is important information for all homeowners adn those of you tinking about buying or selling.

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In my last post, I wrote in detail about the ins and outs of performing a mold inspection (Part 2). Within that post, I briefly mentioned sampling as a means to identify conditions that may further warrant evaluation and ultimately the determination of whether or not to perform mold remediation. (Part 1 - What is Mold)

Upon completion of the visual survey / inspection, a mold inspector will sit down with his/her client and discuss the findings of the visual inspection. Suspect areas that have been documented are then recommended for sampling. The purpose of collecting samples is to determine whether a suspected stain, blemish, discoloration or other water damaged area is identified, by laboratory analysis, as mold growth.

There are two primary methods of sampling used by an inspector; surface and air sampling. Samples are recommended based on observations made during the visual inspection. When the inspector observes visible mold, he/she will recommend surface sampling, interior air sampling and exterior air sampling for that area. For structures less than 5000 square feet, only one air sample is required outside regardless of the number of indoor samples recommended. When no visible mold is observed but suspect conditions are present, the inspector will recommend only air sampling.

Surface Sampling:

Surface samples are collected using either clear adhesive tape or wetted swabs. Surface samples collected via adhesive tape are simple to collect and they do not require any expensive equipment. This type of sample can provide qualitative and quantitative analyses (how much and what type) of the mold present on the surface. The disadvantage of using adhesive tape is the small surface area used for collection and the inability to be cultured in a laboratory. Using wetted swabs is similar to collection via adhesive tape. There are however some distinct differences. In addition to providing qualitative and quantitative results, swabs can sample a much larger area and can also be analyzed by both direct microscopy and cultured for viable sample analysis. The disadvantage of using a wetted swab is the potential for damage to the mold structure while sampling making the identification of the mold more difficult. And both types of sampling do not identify mold present in the ambient air.

Air Sampling:

Air samples are collected using a vacuum pump drawing in air at 15-20 liters per minute. Air cassettes, known as cassette slide impactors, are used with the vacuum pump to capture mold spores in the ambient air. This method of collection is commonly referred as inertial impaction. The advantages of this method of sampling are expedited qualitative and qualitative analysis (how much and what type) of mold present and no special handling or packaging for cassettes. The disadvantage of air sampling is that mold collected on the slide within the cassette cannot be cultured. And air cassettes can also be sensitive to particulate overloading.

As you can see, each method of sampling has it advantages and disadvantages. While a visual inspection will point out suspect conditions, sampling can be an extremely beneficial addition to determining the existence of mold, whether visible or hidden.

Andy Konopacki

President - VM3 Environmental, Inc.

P 760-273-9728
P 949-269-3073 (Orange County)
F 760-683-3126

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Mold Information Series (Guest Blogger - Part 2)

Jul. 16, 2007

Categorized in: Due Diligence

Tagged with: andy konopacki, mold, mold inspections, mold remediation, vm3 environmental

"How do you actually perform a mold inspection?"

This is a question that I get quite frequently from REALTORS and buyers alike who have not been through the mold inspection process.

In the simplest terms, a mold inspection begins with a visual survey of the interior and exterior of readily accessible structures located on the property being inspected. During this survey, the mold inspector is visually identifying preventative maintenance issues, which if left unattended, can result in conditions conducive to mold growth, and suspect areas/conditions where mold colonization, whether active or dormant, may also be present. Suspect areas can include walls, ceilings or other surfaces within the structure that are discolored, stained, blemished or otherwise damaged from present or past water intrusion. Areas of suspected mold-like growth, whether active or dormant, are of course also noted.

Upon completion of the visual survey/inspection, the mold inspector will sit down with his/her client and discuss the findings of the visual survey. Suspect areas that have been noted are further explained and recommended for sampling. The purpose of collecting samples is to determine whether a suspected stain, blemish, discoloration or other water damaged area is identified, by laboratory analysis, as mold growth. Mold growth should not be present in a normal fungal ecology. Sampling can also identify conditions that may warrant further evaluation and include invasive testing or referral to a remediation / abatement / clean-up company. In my next post I will address in more detail the different types of sampling methods.

With an explanation of the mold inspection process in hand, let's examine in more detail some of the specific areas a mold inspector will examine while performing an inspection.

Grounds:

The grounds of a structure can include the evaluation of proper grading, drainage which includes gutters, the location of downspouts, exterior wall coverings, porches, decks and windows. All of these systems when properly working together allow for the displacement of water away from the structure and prevent water intrusion.

Plumbing:

When inspecting the interior of a structure, great attention is paid to under-sink areas and adjacent plumbing systems. Under sinks in both bathrooms and kitchens are the most common areas observed for water staining, leaks, discoloration and mold-like growth.

HVAC:

Heating, Ventilation and Air Conditioning systems can often be a source of mold concern. Air ducts are inspected to insure they are not disconnected causing venting into areas like attics and crawlspaces. Additionally, closed off supply registers can create excessive condensation and an environment conducive to mold growth.

Remember: Moisture control is the key to preventing mold growth. Mold only needs a food source, moisture and a surface to grow on!

Andy Konopacki

PResident - VM3 Environmental, Inc.

P 760-273-9728
P 949-269-3073 (Orange County)
F 760-683-3126

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