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, 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.
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Feb. 14, 2008
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.
Oct. 3, 2007
With the Fall Season upon us and rainfall imminent, it's a good time to check up on preventative maintenance items around your home.
Gutters and Downspouts
The purpose of gutters and downspouts is to collect running water from the roof and move it away from the structure. When working properly, this function keeps walls, windows and sub terrain areas dry. And to keep a system working properly, it is imperative to keep both the gutters and downspouts free of debris. A visual check of your system should include observations for rust, dents or cracking. And downspouts should always terminate several feet away from the foundation.
Plants and Trees
Plants/Trees and other types of vegetation, that come into contact within a structure, can trap moisture against the structure and create a water intrusion problem. Wet buildings materials within a structure can lead to conditions conducive to mold growth. Serious consideration should be given to trimming the trees/bushes and other types of vegetation away from the structure. Plants and vegetation also allow easy access for rodents and insects.
Peeling Exterior Paint
Peeling paint observed on either siding or windows can be an indication of water getting into the wood. Exposed wood and other untreated building materials are highly susceptible to water intrusion. From years of inspecting homes, peeling paint around windows is one of the leading causes of water intrusion and subsequent mold. Areas of peeling paint or exposed wood should be repaired immediately.
A properly designed exterior will work well in keeping moisture outside the structure rather than inside where mold growth can occur. If you suspect a system is not working properly contact a licensed professional for repair and or further evaluation.
Andy Konopacki
President -
P 760-273-9728
P 949-269-3073 (Orange County)
F 760-683-3126
************************************
Aug. 20, 2007
Categorized in: Due Diligence
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.
**************************************************************************
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.
P 760-273-9728
P 949-269-3073 (Orange County)
F 760-683-3126
************************************
Jul. 16, 2007
Categorized in: Due Diligence
"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!
P 760-273-9728
P 949-269-3073 (Orange County)
F 760-683-3126
Jun. 13, 2007
 To kick off the "mold series" I thought it would be most beneficial to start at the beginning and
answer the question; what is mold?
Molds are microscopic fungi which utilize non-living organic
material, like wood framing or drywall found in a residential structure, for food. Molds, like all fungi, are unable to
make their own food from light and therefore feed on cellulose (organic materials) for energy and subsequent survival. We
call these types of organisms "heterotrophic" because they rely on organic materials to get carbon for growth. Animals,
along with fungi and bacteria are heterotrophic.
Molds develop from reproductive seeds, known as spores, which germinate when
appropriate conditions exist. When a mold spore settles on a moist surface, it will begin to absorb water and grow long,
branch like structures known as hyphae. If moisture persists, the hyphae will continue to grow and develop a collective
mass know as a mycelium. As growth continues the mycelium expand across the surface with hyphae growing on the exterior of
the food source.
Unlike mold spores, mycelium can be seen by the naked eye. As the fungi mature, spores
begin to form within the aerial hyphae. Air currents, moisture droplets and insects aid in the transportation of spores to
other areas starting a new reproduction cycle. Molds can appear in a variety of colors including green, gray, brown and
black. And most molds grow in a temperate range of 40-90 degrees Fahrenheit.
Interesting Mold Facts:
-
There are approximately 60,000-80,000 classified
species of mold.
-
Many types of mold spores can survive extreme
temperatures and high pressure making them extremely resilient.
-
Molds can survive extended periods of time
without dying by entering a dormant state. This survival is most commonly seen within food containers stored in
refrigerators.
-
Through the use of secreted enzymes and
mycotoxins, molds can inhibit the growth of competing fungi. Yes, they battle each other.
-
Cultured molds have been successfully used in
the food and medical industries for years. Most notable, the discovery in 1928 by Alexander Fleming of Penicillium
chrysogenum, the mold which releases the antibiotic Penicillin.
-
Humans exposed to heavy concentrations of mold
can develop allergens and other health related issues.
-
Molds cannot be time stamped.
Remember, mold spores are always present in both indoor and outdoor
environments. For molds to grow, three important ingredients are required.
1.
A food source: Any material made of cellulose (organic material).
2.
Moisture: High humidity, plumbing leaks and other forms of water intrusion.
3.
Time: Mold growth can begin in as little as 24-72 hours.
Stay tuned for more information on mold and what you can do about it.
Please feel free to post any questions and I will answer them. Or
visit our website, VM3 Environmental
Inc for more information.
You may also call at any time for assistance in arranging an
inspection, getting answers to your questions or having mold removed from your home.
Thanks for reading!
Andy Konopacki
President - VM3 Environmental, Inc.
760-273-9728
949-269-3073 (in Orange County)
Jun. 7, 2007
Categorized in: Due Diligence
I know that many buyers are concerned about mold. We have certainly heard lots about it in the media, and health concerns about mold have increased dramatically in recent years. So buyers are worried that the home they want to buy might have mold. And if so, what can be done about it? Or should they not buy the home at all?
Sellers are also concerned - worried that THEY have a problem to fix before they can sell. Or perhaps they were not aware there WAS a mold issue, and now they know due to the buyer's inspection.
What to do.
Well, mold is coming your way...watch out for my guest blogger, Andy Konopacki. Andy is President of VM3 Environmental, a mold inspection and remediation firm based in Carlsbad and serving all of Southern California, and over the next few months or so will be providing buyers and sellers with some great information on MOLD.
- What is mold?
- How to find out if mold is in your home
- What does a mold inspection tell you
- How can you get rid of mold
- What to look for in your mold inspection and in your mold inspection company
The more you know as a buyer or seller, the more readily you can make an informed decision on how to proceed.
Stay tuned for this informative and timely series.
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