Mold report interpretation

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I have seen Realtors get mold reports and have NO IDEA what they mean, how to read them and how to determine if the samples were even taken properly. Sad thing is that after reading this webpage, I bet you will know more than about 90% of the people taking those mold samples, interpreting the results and INFORMING the client on the findings! These people are INFORMING the clients as to the air quality of the house without even knowing what they are doing. They could kill deals needlessly! Unfair to the Real Estate Industry, the public and my profession as a Certified Master Inspector (CMI) and Master Indoor Environmental Specialist (MIES).

I am not asking you to Interpret mold results, but I am asking you to check your “Professional” who is taking these samples and make sure the proper steps are followed. The steps I am telling you can be found on the specific mold laboratories websites. Its not my “OPINION” or view, it’s the GUIDELINES set forth by professional laboratories and professional organizations. I want you, the Real Estate Professional, to get the services you paid for. Nothing less, nothing more. But if people are going to offer a service they should be proficient in the services they offer.

Watch your mold professional and see if they perform these MANDATORY steps when completing a mold sampling. The following steps are taken directly from the ESA standards of Practice.

SEE IF YOUR MOLD PROFESSIONAL FOLLOWS SOME, ALL OR EVEN ANY OF THESE STEPS 1. Purpose 1.1 The purpose of air sampling is to collect a known amount of air through a collection device with an air pump in specific indoor environments as well as an outdoor comparison sample. The collected sample is then sent to a laboratory for analysis.

2. Scope 2.1 An air sample is collected in “client defined” or “red flag” areas and is not a complete assessment of the subject property. Proper collection, handling, and documentation of samples are required for valid analysis.

2.2 Determinations regarding extent or type of microbial contamination will not be made from results of the visual assessment alone; an appropriate number of samples must be collected as determined by the visual assessment before mold can be identified in a designated area or areas.

2.3 The results of air sampling are not a guarantee that mold does or does not exist in the subject property. The results are indicative only of the presence or absence of mold in the

selected areas sampled, at the time the air sampling was performed. All air samples are to be collected using the same sampling time, air flow, and type of sampling media.

3. Air Sampling Equipment and Sampling Devices 3.1 A vacuum pump and tubing which can draw an amount of air between 5-20 liters per minute (Lpm) (i.e., Gast, Megalite and Thomas air pumps) and which can be set at an elevation of 3'-6' in height (for example, using a sampling stand).

3.2 An air flow meter (Rotameter) which is attached either directly to the air pump or located inline between the air pump and sampling device (the rotameter is to be read at the middle of the ball).

3.3 A valid spore trap used in air sampling, including but not limited to, Air-O-Cell™ (Zefon International), Micro5™ (Environmental Monitoring Systems) and Cyclex-d™ (Environmental Monitoring Systems). If using a different media than listed, follow the manufacture’s recommendations.

3.3.1 Qualify that the cassette has not met the expiration date or will not expire during analysis.

3.4 A calibration flow meter that meets the National Institute of Standards and Technology (NIST).

3.5 A cut-off timer that will stop the air sampling pump at the proper sampling time (refer to section 8).

4. Procedure for Indoor Air Sampling 4.1 Air samples are only taken in livable spaces using the same type of sampling media that was or will be used for the outdoor air sample using the same appropriate sample time (refer to section 7).

4.2 Air sampling is performed near the center of each room where “red flags” have been found.

4.3 If no “red flag” conditions are obvious, collection is made near the HVAC return.

4.4 Air sampling media is set at a respiration height of 3'-6' within a room.

5. Procedure for Outdoor Air Sampling (Control Sample) 5.1 An outside air sample must be taken when indoor air sample(s) are taken.

5.2 Air sampling is performed between 5'-10' away from the most frequently used entrance to the home, excluding under a roof overhang, carport, or porch.

5.3 Air sampling media is set at a respiration height of 3'-6'.

5.4 Air sampling should be performed during stable weather conditions using the same type of sampling media that was or will be used for the indoor air sample.

5.4.1 Do not take outdoor air samples if: it is actively raining or rained within the past 2 hours, the temperature is below 32° Fahrenheit, or if snow or ice has completely covered the ground.

5.4.2 If samples have to be taken during adverse weather conditions, then a deviation from Standards must be written or documented. The control sample will then be taken within an area in the building with no obvious “red flags.”

6. Flow Meter Rate (Rotameter) 6.1 Designate an air sampling media of choice and mark it in permanent maker as a NFAM (Not For Analysis Media) or a label that you will not send this sample to the lab.

6.2 Remove the protective end caps from the NFAM and place on the end of the tubing.

6.3 Turn the air sampling pump on.

6.4 Adjust the control on the Rotameter by placing the center of the ball to the recommended number flow rate for the sampling media.

6.5 When proper flow rate is achieved, turn the sampling pump off.

6.6 Remove the NAFM from the tubing and replace with the sampling media to be used.

7. Recommended Sampling Time Chart Air Sampling Environment Calm Active Highly Active

Examples Windless, clean, clear, little dust Breeze, mild dust, minor construction Construction, dusty

Sampling Time 10 Minutes 5 Minutes 1 Minute

Note: Sampling chart based on manufacture’s recommendations. See sampling media subsections.

Verify with sampling media.

8. Cut-Off Timer (Non AC/DC Pump Kit) 8.1 Plug cut-off timer into a live outlet.

8.1.1 Ensure that a battery back-up device is used in case of power outage during sampling.

8.2 Plug an extension cord capable of handling the air sampling pump into the cut-off timer.

8.3 Program timer to start and shut down the air sampling device using the appropriate sampling time (refer to section 7).

8.4 If more than one air sample is taken, move all equipment to the next sampling area and repeat prior steps in this section.

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While all of this is being accomplished was there a device to record the temperature and humidity of where the samples were taken?

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Were the samples rather quickly placed in a plastic bag to prevent a possible cross contamination?

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Was there significant movement around the test area?

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Was the AC running?

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Were doors open often?

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Did the machine automatically cut-off or did the inspector “time” it?

Deviation from the guidelines can lead to results that can be askew. What does that mean to you and your client? Could lead to false readings, both false high and false low.

So far you have taken about 5-7 minutes out of your day and I know you will know more than about 75% of the people actually taking the samples. EDUCATE YOURSELF and be armed with KNOWLEDGE to close more deals and produce more satisfied clients.

Now the next step gets a little more detailed and requires more explanation.

Here are sample reports from 3 labs – I did cut the names off to protect the guilty.

SAMPLE ONE

SAMPLE TWO

SAMPLE THREE

GREEN ARROWS – RAW COUNT The purpose of the RAW COUNT is to count the actual number of spores that are collected on the microscope slide. When it comes to the much higher numbers (in the 1,000’s) the spores are measured and then a educated estimate is accomplished to determine the RAW COUNT or spore count.

ORANGE ARROWS –COUNT M3 Now here is where it get a little tricky because there are different numbers on each of the sample reports. I will break them down one sample at a time.

Sample One – All of the SPORE COUNTS are multiplied by 7. This is the mathematical equation needed to convert what is on the slide to what is in the air. If a sample is multiplied by 7 then 100%of the microscope slide was evaluated and counted. This is the most accurate way to read the mold counts. If the lab results do not read 100% of the slide then you are not getting the best information possible.

Sample Two – Notice how the RAW COUNT is low and the SPORE count per m3 is HIGH. It is because they only use 25 liters of air and only read a relatively SMALL portion of the slide. The reason people use this type of sample is #1 they don’t realize what they are doing or #2 Financial gain. This sample is cheaper to get analyzed so the profit margin is higher. Quality is NOT a concern when using this method.

Sample Three – This one is also different, although it uses 150 liters of air (recommended for a typical air sample) the Spore count is 21 times the Raw count indicating this lab reads only 33% of the slide. The reason is time and profitability. This is not the best method used.

BLACK ARROWS - % OF TOTAL: This means the percentage of spores found on the slide. Nothing more, nothing less. It does not mean you air is comprised of these percentages only the SLIDE is.

WHAT TO LOOK FOR: 1. Does the raw count times(X)7 equal the Spore count per liter of air cubed? If its Times(X)14 then they read 50% and if its times (X)21 they read 33% of the microscope slide. This is all proper when using 150 liters of air per sample. 15 liters of air for 10 minutes. There are other samples taken that only take 5 minutes and uses 25 liters of air and these are the most ineffective means used. It takes every spore count and times them by 40! Why would one use this? Faster and cheaper. No other reason. The lower the number to multiply by from the raw count to the spore count the better and its more accurate.

A.

Why is this important? Mold spores can sometimes enter the slide in what we call “Clusters” which is a larger than typical amount enter the slide at one time. What if one of these “clusters” in on a portion of the slide not counted? Misleading conclusions could be determined. Why take a chance on misleading finding when using a lab that read 100% of the slide is out there.

2. Is the lab accredited and contains a good history with the BBB? Easy to check. I recommend doing it.

3. Is your inspector competent? License only means they are LICENSED, not Competent. Just watch them and compare them to the directives above.

4. Does the inspector just forward the results and give you no explanation?

5. Does he explain why high mold exists? The possible causes and they typical steps to cure the situation?

6. Do NOT rely on JUST the labs findings, they did not see the house. The inspector SHOULD guide you on the findings of what HE/SHE saw on not what a lab 2,000 miles away determines.

So much rides on these report and you rely on us to do the best job possible and be fair to all parties involved. Let’s make Real Estate transactions in Florida the BEST in the nation. To do this we ALL need to be professional in every step of the process.

If this is a bit confusing and you want more information. I can come to your office or organization and go through this with you.

Russell J. Hensel Master Indoor Environmental Specialist Florida Licensed Home Inspector #101 Florida Licensed Mold Assessor #69 EPA certified Indoor Air Quality Technician EPA certified HVAC technician certification Certified Master Inspector President – Comprehensive Building Consultants