HABITEC Environmental Services's Blog

What's Wrong With This Picture?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Fri, 15 Feb 2008 08:02:51 -0800

Actually it is two pictures. The same piece of untreated dimensional lumber is shown going from the crawl space floor to the engineered beam above. First, the column/pier is untreated and in direct contact with the crawl space soil. This provides an easy conduit for water to wick up and, worse, for termites to eat/climb up. Second, there is no plastic between the beam and the column. Third, the plastic moisture barrier is open instead of closed and/or overlapping. This was a brand new house and the builder said it was ready for ownership!

Richard

What's Wrong With This Picture?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Fri, 15 Feb 2008 07:59:27 -0800

This is about a foot of water covering the entry to a positive drain in a brand new home crawl space. The Inspection was two days after a heavy rain. The builder said the home is ready for occupancy! Note the ductwork in the upper left hand corner of the picture. How long do you think it will be before mold sets in?

Richard

STORMS - PRAYERS AND DAMAGE CONTROL!

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Wed, 06 Feb 2008 12:52:07 -0800

First, for those of you who know someone who lost their lives or were injured in this recent storm damage please accept our condolences and know that our prayers are with you at this time.

Second, when these major storm damage events come through there is much to be done to stabilize the situation if your home or the homes and buildings of neighbors, friends and relatives are damaged. One of the most likely damages is to the roof. It is critical to put in place temporary systems to prevent water from entering the building any more than already has. Then take quick action to dry out the water that did get in. This is important not only to stop further damage to your home or building but also to try to avert any mold growth that may try to start developing.

One of the results of these events is that most roofers will be overwhelmed for some time now. So you may be on your own to implement the damage control. Be extremely careful going to high places like your roof. Most homeowners do not usually go up on a ladder that high very often. It is very dangerous if you do not have experience. If you must go up try to get help. Have someone hold the ladder from below by standing on the last rung. Make sure the ladder is placed on a stable and flat surface. DO NOT reach out to the side of the ladder from the top. Move the ladder so you can reach without extending out to the side. And realize that getting back onto the ladder from the roof is usually much more difficult than getting off the ladder onto the roof. Wear good footwear that can grip the roof material. Wear gloves so you are not reluctant to touch the shingles which can be abrasive. DO NOT place the ladder anywhere near power lines! And be careful. We don't want any more stories about people getting hurt from these storms.

Richard

Question: Can mold exist on a frozen surface?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 16:02:05 -0800

Answer: Yes! According to MoldREPORT, one mold type, cladosporium, is a genus that contains some species that can grow at temperatures near or below freezing. "These species can be found on refrigerated foodstuffs and even frozen meat." This information can be important if you suspect mold presence in your building but you are unable to identify the mold source or location.

Question: How much does a mold assessment cost?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 02:03:31 -0800

ANSWER: Protocol dictates that a mold assessment starts with a mold survey/inspection. From a mold survey/inspection comes a recommendation for mold sampling. Each component of this process has its own cost. Mold samples are charged per sample. Normally the most basic service involves a mold inspection followed by two air samples (one inside and one outside for comparison) and perhaps a contact or carpet sample. The final cost is based on which services the Client wishes to purchase.

Question: How do you take mold samples?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 02:01:03 -0800

ANSWER: There are 3 types of mold samples that can be performed; indoor and outdoor air testing, contact (swab, bulk or tape), and carpet testing. A thorough and complete evaluation will usually involve all 3 types of samples.

There are two categories of mold samples taken. These include viable (field collected and lab cultured [grown]) and, non-viable (field collected with laboratory microscopy identification). These categories are often used in conjunction to create a profile of airborne microbe concentrations. Viable sampling (contact) captures spores that may not show up well on spore traps, and may provide insight into which molds are actively growing (and therefore producing more viable spores). Non viable samples (spore traps from air samples and carpet samples) capture spore types indiscriminately, including those that do not grow well, or at all, in culture, and those that are no longer viable, but may still be allergenic.

Question: Why should I have mold sampling done?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:58:26 -0800

ANSWER: The science of mold is growing daily. There are literally hundreds of known species of mold and many more suspected. Different molds develop from different habitats. If you can determine what kind of mold you are dealing with you are more likely to find the source of the mold growth and fix it. If you simply remove or kill mold, the mold could easily return if you do not stop the source of the moisture and mold. Mold sampling to evaluate for mold may tell you what is causing the mold so you can stop it from coming back after you are rid of it. Simply using your sense of sight or smell to determine if a suspect area of discoloration or an odor is mold is not recommended.

Question: If I cannot see the mold is it still a problem?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:55:42 -0800

ANSWER: YES! If mold is in your building it is a problem even if you cannot see it. The main health threat from mold is mold spores. Mold spores are microscopic. In other words you cannot see spores. Once dispersed the spores can be spread through the air. If mold is in your building you should make every effort to have the mold removed or killed. Mold is frequently located in places where you cannot see it. Examples include behind walls, in the crawl space and behind furniture or applicances.

Not only is mold a health threat but mold can also cause damage to your building. Remember mold can "eat" your building materials for a food source.

Question: If I just stop the roof leak isn’t my mold problem solved?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:53:16 -0800

ANSWER: NO! Stopping the source of water does not completely solve the problem. If mold is deprived of its source of water it does not die, it only goes dormant. If the moisture returns, such as from humidity, the mold comes back to life and continues to grow.

Question: How and why does mold get started growing?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:50:14 -0800

ANSWER: Mold and mold spores are present as a natural part of life on earth. As long as a habitat for mold growth is not inside a building then this natural mold is not an immediate threat to our indoor air quality.

Mold needs 3 things to survive: moisture, food source, and a surface to grow on. If moisture is allowed to go where it is not suppose to go the process of mold growth can start. An example is a roof leak that allows water to enter the attic and onto the ceiling or down the walls of the structure. This water dampens the drywall, wood, insulation and other building materials, all of which can act as food for mold to feed on. These building materials can also act as the surface for mold to grown on. Now the habitat is ready to grow.

Question: Does everybody react the same to mold?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:47:04 -0800

ANSWER: No. People can react differently to mold. Within the same family some people can react very negatively to mold while others do not react at all. Mold can be allergenic, pathogenic or toxic. If exposed to toxic mold, the reaction can be fatal. People can be exposed to mold thru inhalation, digestion, and skin contact.

The fact that people react differently to mold can be very confusing. Parents with children who react to mold can experience frustration trying to determine what the source of the reaction is. Results of a mold assessment can be presented to the family medical staff as part of the process of determining what the source of the physical symptoms of an allergic reaction may be.

Question: What are the physical symptoms of mold?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:43:51 -0800

ANSWER: Symptoms of mold exposure may include respiratory problems such as difficulty breathing, wheezing or shortness of breath. Other symptoms may include sore throat, blurred vision, headaches, memory loss, aches and fever. A classic symptom of building induced physical symptoms including mold is when you feel better (ie. the symptoms dissipate) when you leave the building. It is important to remember that mold is only one of several possible sources of health related symptoms. Other sources such as pet dander, insect feces and building materials can cause similar symptoms.

Mold itself may appear in many different colors or shapes. Mold texture may seem dry or wet and sticky.

Question: Is a mold inspection the same as a Home Inspection?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:41:07 -0800

ANSWER: A mold inspection/survey is not a home inspection, but a mold inspection/survey can be done in conjunction with a home inspection. This will, of course, add time to the overall length of the combined inspection/survey.

A mold inspection is conducted in a manner that is similar to a home inspection but there are differences. Specifically, in a mold inspection the home is inspected in search of red flags that indicate the presents of mold or mold-like substance. In a home inspection these red flags may be identified as a coincidence of the home inspection but not as the primary purpose of the home inspection. A good example of the difference is the HVAC system of the home. In a home inspection the HVAC system is usually operated to evaluate the capability of the system. In a mold survey/inspection the HVAC is not operated with the intent to evaluate the capability of the system.

Question: What is the difference between a mold inspection and a mold evaluation?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Thu, 24 Jan 2008 01:38:14 -0800

ANSWER: A mold inspection (or mold survey) of the structure is conducted to look for evidence of red flags. Red flags are conditions conducive to microbial growth. If the inspection/survey indicates that mold is suspected but not confirmed, mold samples can be taken to help determine if mold is present.

Home and Building Inspector Qualifications - Training

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:29:45 -0800

Several blogging events of late made think about the qualifications necessary to be a good and reputable Home and Building Inspector. A basic list of qualifications would include training, testing, experience, insurance, licensing, certification, integrity and character.

Training is important because without training an Inspector is working in a vacuum. Many Inspectors without training are inspecting a structure based on how they use to build them or inspect them for the last XX years. Experiece as a contractor or tradesman is worth something when it comes to Inspecting but training is just as important. Attending formal training puts the Inspection process into a different perspective. It takes the mind set from "my way or the hiway" to the "best way". Training based on regulatory or agency standards will bring an Inspector's capabilities to a higher level and deliver a better service to the Client.

Question: How do I know if the Home Inspector will do a good job?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:28:23 -0800

Answer: Ask the Home Inspector for references. A good Home Inspector should be able to offer at least 6 names of Clients or Realtors they have worked with who will speak on their behalf. Also, a Home Inspector should offer testimonials from previous Clients.

A Home Inspector proud of his/her work and with nothing to hide will make this information readily available. If they have a website (and they should!), they should have their references and testimonials posted there to make it easier for Clients to find them. Some people are not comfortable asking for references because it indicates suspicion or mistrust. So why put them through that awkward process? A reputable and reliable Home and Building Inspector will post their references and their contact information on their website so their Clients can contact them directly without having to ask those awkward questions.

If your Home or Building Inspector cannot or is slow to offer references, better keep looking.

Question: If I have questions after seeing the Home Inspection Report can I call the Home Inspector to get answers.

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:27:01 -0800

Answer: YES! Reputable Home Inspection companies offer this service. A good Home Inspection Report will leave few questions for the home buyer but it is virtually impossible to eliminate all questions. A few minutes on the telephone can clear the air quickly.

Question: Should the Buyer be present for the Home Inspection?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:24:57 -0800

Answer: A home buyer is not required to be present for the Home Inspection. However, it is recommended that at least one of the buyers attend all or some of the Home Inspection. A great deal can be learned by talking to the Home Inspector about the house you are trying to purchase. A good Home Inspector will offer and take the time to walk around and through the house with you to discuss his findings and answer your questions. This is usually done at the end of the Inspection after the Inspector has the opportunity to get the "big picture". If your Home Inspector does not offer this service, look for another one.

Question: How will the results of the Home Inspection be presented?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:22:59 -0800

Answer: Most Home Inspectors offer a computer generated Home Inspection Report to present their findings. The best companies offer reports that include digital pictures embedded in the report to add clarity to the discussion. There should also be a summary section at the end of the report. However, buyers are encouraged to read the entire report.

With the age of electronic communications, a quality Home Inspector will email your Home Inspection Report to you later the same day of the Inspection. With the Client's permission, a copy is also sent to the buyer's real estate agent. That speeds things up since the agent will almost always be involved in evaluating the Home Inspection report. Inspectors who submit a written report on site at the end of the Inspection may be playing the volume game. A thorough Home Inspection Report takes time. The Inspector should go back to his office, upload his findings onto a computer, organize the report using the best pictures for clarity, review his findings on his computer, then submit to the Client. Those Inspectors playing the volume game are more interested in getting on to the next Inspection and not in providing the best service to the Client.

Some Inspection companies offer a printed hard-copy version of the report as well. This should be a bound document that is delivered to the Client or their representative/agent. Usually there is a small charge to cover the materials, time and gas to create and deliver this document.

Before hiring a Home Inspector, ask for a sample of their report and make sure it includes embedded color digital photos. You deserve that for your money.

615-376-2753

Question: Should the Buyer be present for the Home Inspection?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:21:16 -0800

Question: Should the Buyer be present for the Home Inspection?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:19:13 -0800

Question: What guidelines should a Home Inspector follow when completing a Home Inspection?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:15:58 -0800

Answer: Most states have adopted licensing for Home Inspectors. If that is the case where you live, then the State also provides rules for conducting a Home Inspection. Your Home Inspector is obligated to follow those rules to the best of his/her ability.

Some agencies offer guidelines as well. The best known is ASHI, or American Society of Home Inspectors. Many state guidelines are taken in most part from the ASHI guidelines, with minor adjustments. Other groups offer copy-cat guidelines that are similar to ASHI but the truth is that ASHI is the most widely recognized and accepted standard. In the end, if the State you live in licenses Home Inspectors, then that state also directs their licensed Home Inspectors in how to conduct a Home Inspection.

Some Home Inspectors claim to only follow their "agency", like ASHI. But in truth a licensed Home Inspector can be a slave to only one master. That would be the state that issued their license.

615-376-2753

Question: How Long Should a Home Inspection Take?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:12:35 -0800

Answer: A well conducted Home Inspection should take approximately 1 hour per thousand square feet. This time can vary depending on what the Home Inspector is asked to do. If a Home Inspector is also contracted to complete a radon test, mold evaluation or property inspection then the total time at the site will increase.

Older homes take longer than newer homes because of the effects of aging and the tendencies of home owners to modify homes over time. Occupied homes take longer to inspect than vacant homes. A crawl space generally takes longer to inspect than a basement or a home on a concrete slab.

Inspectors who spend only 2 hours looking at a 3000 square foot home are likely working too fast or just not giving the facility the full evaluation required by State or agency guidelines. A quick look like this is referred to as a "drive-by inspection" and the Client is not getting their money's worth.

Before you contract with a Home Inspector, ask them how long they will take to look at the home. If quicker than 1 hour per thousand square feet, you might want to shop around some more.

Question: How Long Should a Home Inspection Take?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:11:29 -0800

Before you contract with a Home Inspector, ask them how long they will take to look at the home. If quicker than 1 hour per thousand square feet, you might want to shop around some more.

Question: How Long Should a Home Inspection Take?

HABITEC Environmental Services (HABITEC Home and Building Inspections, LLC) — Mon, 21 Jan 2008 21:10:28 -0800

Before you contract with a Home Inspector, ask them how long they will take to look at the home. If quicker than 1 hour per thousand square feet, you might want to shop around some more.