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Avoid Costly Mold Testing with Ogden Utah Infrared Home Inspections

By Brandon Clark

Home Inspector with UTAH INFRARED Home and Building Inspections

July 17, 2011 11:22 PM

Avoid Costly Mold Testing with Utah Infrared Home Inspections

Mold Testing and moisture Utah Infrared Home Inspection

I don't necessarily want to say Mold Testing is a scam(sorta) but far too many people are wasting their money on un-necessary testing. Mold testing does have it's benefits in certain circumstances but it can be avoided far more than it is.

Mold Testing and moisture Utah Infrared Home Inspection

I see so often where home owners tell me that they paid for a mold test which confirmed the visable mold was mold(well duh!), cleaned the mold, then aren't even sure if the problem that caused the mold had been repaired. 90% of home inspectors reccomend this crazy order of services to be preformed and these services aren't cheap nor always effective.

The proper steps in mold detection, treatment and testing are as follows:

Scan the home from top to bottom with thermal imaging. Doing this will identify any hidden moisture concerns that may be causing mold. If hidden moisture and mold is identified, than why do you need to pay another $230-$250 for a mold test to confirm what the thermal imaging camera already exposed? If we find mold than a mold test will only confirm what we already know.

If mold is detected, the exact areas of moisture intrusion can easily be detected and corrected. Once the moisture is corrected, simply clean the mold and then you've satisfied the problem in most circumstances. If you correct moisture concerns than you've prevented mold concerns. Eliminate moisture and you eliminate the possibility of more mold. Detect an uncover moisture with a simple thermal scan of your home.

If a thermal scan of your home is preformed and no moisture or hidden mold is detected, often times that $230-$250 can be saved or better spent on a new flat-screen tv.

Mold Testing Can Often and Easily be Avoided by Utah Infrared Home Inspections

Many Utah home owners and home buyers are saving the un-necessary costs of mold testing by simply having an Infrared Home Inspection. At Utah Infrared, we have all the top of the line Mold Testing Equipment and are mold testing certified by the International Association of certified Indoor Air Consultants, however, we often find ourselves being able to avoid the need for mold testing.

Utah Infrared Inspections Help Avoid Mold Testing and Solve Moisture Problems

The Media has driven people to believe that mold is the true problem and mold inspections are the solution
Most often, Mold Testing simply identifies what we already know!
There is Mold in the residence

Sometimes "normal home inspectors" will make reference to stains or mold like substances, but that is about it because anything further would be considered beyond the scope of a "normal home inspection". Well guess what? Utah Infrared is not your "normal home inspector". We use thermal imaging cameras to provide knowledge on the cause and source of the moisture vs. leaving the client scared of the unknown.

Utah Infrared Inspections Help Avoid Mold Testing and Solve Moisture Problems

Is Mold the problem or simply a byproduct of the problem?

The true problem is the Moisture/Water
Mold cannot exist without it. Correct moisture and you correct mold.
Moisture simply CANNOT escape the highly sensitive Thermal Imaging Cameras we Use During All Utah Home Inspections
Thermal Imaging used during a home inspection identifies any hidden moisture therefore exposing any hidden mold often eliminating a need for a costly mold test.

Thermal Imaging is your non-destructive solution to indentifying where the water is and what exactly has moisture in it. The process is quick and can map out water damage areas in a very cost-effective and non-alarming manner.

Mold Remediation is often far more expensive than it has to be.

Many times it is expensive because the true problem is not yet known.

By thermally mapping the residence, we can quickly identify the true condition and help to provide a cost effective solution.

Costs are reasonable:

Most often a full thermal scan of a home can be conducted and all moisture concerns documented in an easy to read report for under $150 dollars. The amount of savings can be substantial when you factor in being able to pinpoint the exact locations of moisture concerns WITHOUT having to cut into sheetrock or preform any intrusive inspection methods.

Moisture scans are included as part of all Utah Infrared Home Inspections.

If your having any form of mold or moisture problems than Utah Infrared Inspections can often help.

Utah Infrared Inspections Thermal Imaging Home Inspector

Utah Infrared specializes in Mold Detection, Testing, Moisture Investigations and Forensics. Utah Infrared can asses flood damage, plumbing leaks, moisture intrusions, among many other professional home and building inspection services.

www.UtahInfrared.com

www.SaltLakeCityInspection.com

www.pwrck.com

www.IrUtah.com

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Gita Bantwal

RE/MAX Centre Realtors - Warwick, PA

REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Thank you for the post. I will mention it to clients . This method of testing is not too expensive .

Jul 18, 2011 12:00 AM

Joy Daniels

Joy Daniels Real Estate Group, Ltd. - Harrisburg, PA

Do you know anyone in the Central PA/Harrisburg are that does these? I do not and wish I did.

Jul 18, 2011 12:37 AM

Ritu Desai 703-625-4949

Samson Properties - Chantilly, VA

Northern Virginia,Washington DC & Maryland Realtor

Thanks for the details and photos makes so much sense to spend few hundred $ more to learn/prevent this issue.

Jul 18, 2011 01:04 AM

Lesley Burton-Dallas

Turtle Clan Global - Stratford, CT

Environmental Consultant

Brandon, thanks for your post, however, as an environmental assessment company, I am obviously going to have a few comments about what you have to say about mold testing being unnecessary, rip off etc..

Mold is a symptom of wet, is true. Like many other IAQ issues, water is a main culprit. But dead, dried up mold can still be an issue for immune compromised clients if inhaled.

All houses have mold in them naturally, like having air. Is true.

Thermal Imaging/Infrared cameras find moisture in walls without tearing down Sheetrock etc, is true,

BUT... infrared cameras can't find out if the ambient air is filled with microbial particulates and what the client is breathing, what kind of mold and how much mold, so we can all know who needs to clean it and how it needs to be cleaned. Remediation might not even be necessary!

That's why my Building Science company uses both the infrared cameras AND microbial sampling to find out quantitative and qualitative results for our clients. We actually supply thermal imaging and other moisture meters etc at no extra cost to our clients as part of our Building Science visual assessment so we know where to sample.

If remediation is deemed necessary,(many times it isn't) we inform our client to hire a different company to clean so there are no conflicts of interest, and after it's been cleaned, we perform a 'Post Remediation Verification' to get the proof in black and white numbers that the house has been returned to 'normal' conditions. The lab results are the clients proof so they can't be taken advantage of by remediation companies drooling over their mold.

Since most mold is invisible, the only way to know if you have it is to test for it specifically.

Thermal imaging is a great tool that will tell you what's wet. But it will not tell you what kind of mold or how much you have and if it's in the air.

Jul 18, 2011 01:26 AM

Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Brandon very informative post. I also appreciated what Lesley added to the discussion.

Jul 18, 2011 01:33 AM

Michael Setunsky

Woodbridge, VA

Your Commercial Real Estate Link to Northern VA

Brandon, I see what you are saying if the mold is visible or there is a lot of moisture. I once had a listing where the buyer did a mold test and found mold spores throughout the duct work in the house. There was no visible signs of mold. I can see where thermal imaging can find moisture and potential mold behind drywall, etc. Good Post!

Jul 18, 2011 01:44 AM

Harry F. D'Elia III

WEDO Real Estate and Beyond, LLC - Phoenix, AZ

Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

My home inspector was the first person to get certified by using infrared. It is worth the money.

Jul 18, 2011 02:13 AM

Richie Alan Naggar

people first...then business Ran Right Realty - Riverside, CA

agent & author

This truly leads to a new definition of opening a can of worms...Now, things can really be seen which is fine as long as the buyers don't want the house remodeled or rebuilt...Fascinating and I am in support of this...thank you Brandon good one

Jul 18, 2011 02:45 AM

Allen 2222

Austin, TX

All of this is kind of scary - it will be important to make it clear where the line should be drawn with regards to houses with unsafe levels of mold, and houses with normal levels of mold, since ALL houses have mold somewhere. I am super super sensitive or allergic to all sorts of things and can smell the mold, the smoke, the carpet VOCs, all sorts of stuff that other people don't smell . . . and some of that akes a house unsafe and some of it makes a house . . . typical.

We want to stomp out the nasty moldy houses, but not create fear and hysteria that makes normal houses unsellable/uninhabitable.

Jul 18, 2011 03:40 AM

Sandy Acevedo

951-290-8588 - Chino Hills, CA

RE/MAX Masters, Inland Empire Homes for Sale

Brandon, very informative post. It is obvious sellers are trying to 'cover up' the problem. What a shame.

Jul 18, 2011 05:31 AM

Retired Notworking

Tallahassee, FL

Interesting post and comments that most of us don't/didn't know about mold.

Jul 18, 2011 05:46 AM

Michelle Francis

Tim Francis Realty LLC - Atlanta, GA

Realtor, Buckhead Atlanta Homes for Sale & Lease

Brandon,

Excellent post. I just talked with my inspector about setting up a home inspection. I have a few guys I like, but he is the only one who INCLUDES infrared - so he is my go to guy in 2011!

All the best, Michelle

Jul 18, 2011 07:39 AM

Karen Fiddler, Broker/Owner

Karen Parsons-Fiddler, Broker 949-510-2395 - Mission Viejo, CA

Orange County & Lake Arrowhead, CA (949)510-2395

My inspector uses both the Infrared and he has a mold sniffing dog. Very powerful tool....the nose.

Jul 18, 2011 07:52 AM

Charita Cadenhead

eXp Realty - Birmingham, AL

Serving Jefferson and Shelby Counties (Alabama)

I understand using infrared for dectecing mold, but you offer no solution to the following statement you made: If mold is detected, the exact areas of moisture intrusion can easily be detected and corrected.

How do you correct it? Identifying mold is only one issue. The other is getting rid of the problem.

Jul 18, 2011 09:31 AM

Susie Lemons

Keller Williams, Tulsa OK - Tulsa, OK

Thanks for the post Brandon! I also appreciated what Lesley had to say.It is a two part process but I do like the infrared imaging which I had never heard of before. I am going to mention it to my home inspector.

Thanks, Susie

Jul 18, 2011 09:54 AM

Brian Rugg

Rugg Realty LLC Sun City Texas 512-818-6700 - Georgetown, TX

Sun City TX Real Estate - Georgetown, TX Real Est

Hello Brandon:

I'm on board with you 90%. My only concern is that once the moisture is controlled the mold still needs to be remediated.

Jul 18, 2011 02:27 PM

Brandon Clark

UTAH INFRARED Home and Building Inspections - Ogden, UT

Hey Lesley,

Thanks for your reply as the more this is discussed, the better everyone will understand. I definitely agree with your comments and don't mean to imply that mold testing isn't necessary because of thermal imaging. I still conduct mold testing(air and surface sampling) quite often but I also feel the many home inspectors are abusing it's purpose for the additional income.

When I'm called out to someones home and see they've been living with large amounts of moisture or mold, had prior flooding, or have any symptoms or worries of mold effects than I ALWAYS recommend mold testing. Your absolutely correct that thermal imaging doesn't actually show the mold count or types of mold but only what could be the cause of mold. I'd never want to risk that a client be left living with Stachybotrys or some of the other toxic spores so I do realize the absolute need for mold testing in certain situations.

In other circumstances, I simply feel home inspectors are adding on the addditional $250 mold testing every chance they get when it's simply not needed. Many home inspectors go into a home, discover large areas of moisture intrusions an mold, visually identify(by infrared or plain site) a mold concern, than suggest that the client spend an additional $250 for mold testing. I just don't feel right about doing such a thing. If I can clearly identify a mold problem, I don't think a client needs to spend another $250 for a test to tell me what I already know, there is a mold concern.

No matter the type or amount of mold, the areas allowing moisture intrusion and molding have to first be properly corrected or all other costs, cleaning, an detection efforts are wasted. The areas of moisture damage and molding still have to be properly corrected/cleaned no matter what.

I don't see the true value when a home inspector finds mold, recommends a $250 test to confirm what they already know, then leave the client with an inspection report saying they have a home with a mold problem. Talk about killing a deal! It's obvious why the slightest hint of mold scares people away from alot of great and easily repairable homes. The client often becomes overly worried when the inspector is gone and they have nothing more than a report stating they have a mold problem and they've already spent $500+ dollars.

The client asks the inspector what to do and then the inspector often reccommends hiring someone to come out and identify the exact areas of moisture concerns to prevent the problem(WHICH IS ALREADY INCLUDED WITH ALL OUR HOME INSPECTIONS AT NO ADDITIONAL COSTS). This is when the scared client calls us because we specialize in moisture detection and forensics. I often go out to these homes an realize the client could have avoided many unnecessary costs including the mold testing and the additional costs of having me come to the home.

For instance, a home's basement flooded a month ago. Water was a foot deep. The carpet was left for a couple of weeks before removal and visual mold and moisture damage were present everywhere. I arrived to confirm no further moisture was entering the home and that it was properly drying. I learned that just after the flooding, an inspector recommended the client do an air sample in every downstairs room at $70 a sample. Over $400 in sampling done to show the client that the indoor spore count was higher than the outdoor spore count(JUST AFTER A FLOOD) and this was done before the carpet an moisture damaged material was removed. RIPPED OFF! If anything, mold testing would have been best preformed AFTER the remediation to confirm successful remediation efforts.

At Utah Infrared Inspections, we identify mold causing moisture AND IT'S POTENTIAL SOURCES, mold test if needed, asses and report on the full scope of the moisture situation and the available solutions.

We do find that mold testing is needed and very beneficial in many situations, but we also find situations in which thermal imaging allows us to save the client the costs of mold testing by showing us there's already a moisture/mold concern without having to test for it.

On the otherhand, If we do preform mold testing(air sampling), we include a full home thermal imaging scan with the mold testing results. If a home has a mold problem than I feel it's equally important to identify the cause of the problem as well as the damage caused by the problem.

I completely understand and agree with your views, just explaining some recent observations.

Jul 18, 2011 09:13 PM

Lesley Burton-Dallas

Stratford, CT

Brandon Clark

UTAH INFRARED Home and Building Inspections - Ogden, UT

Charita,

Your exactly right in speaking of two entirely different problems. The mold is one problem and the moisture intrusions are an entirely different problem. Both problems have to be addressed or neither will be properly corrected. Mold testing ONLY tells you if you have a mold problem or not. If your client only has a mold test and it confirms there is a mold concern, your left with a very worried client. All they know is they have a mold problem but often don't know the cause. That's what can easily kill a deal!

Thermal Imaging can detect the moisture/mold and allow you to identify what areas need repair killing two birds with one stone and for much less money

Real Estate agents are in the business of sealing deals, not killing deals, and that's where thermal imaging can really help out.

Thermal imaging can track moisture back to it's exact source often making repairs efforts MUCH MUCH cheaper and easier. If I tell a client that they have a mold problem with moisture coming from somewhere back behind a wall than they will naturally become worried and rightfully so. As far as they know the problem could be enormous. It's not what the client knows that kills a deal, it's what the client is in fear of not knowing that will kill the deal.

If I tell a client that I discovered some mold but was able to trace the moisture causing source back to it's exact location such as a window frame, or exact plumbing pipe location, or exact area of roof leakage, etc.. the worry is FAR FAR lessened. If someone knows they only have to repair a specific area pointed out to them(often as simple as caulking around a window or sealing up the area around a roof plumbing pipe) to prevent further moisture intrusions and mold than the problem is often reduced to a simple maintenance issue.

If I tell someone that I discovered molding which could be coming from numerous areas and I'm not able to identify those areas, that turns it into a large concern that sounds like it could cost alot of money, possibly a deal killer!

Thermal imaging is simply amazing in it's abilities to detect moisture intrusions. Once moisture or mold is detected, we document the findings but then take the extra step of investigating the source of the problem. Correcting a mold problem is often times a simple process once the mold source is discovered. Correct the moisture source, remove saturated porous materials, clean non-porous materials with simple cleaning detergent, allow everything to properly dry.

Mold Information: http://pwrck.com/mold/mold.html

The key to mold control is moisture control. To prevent mold, it's important to dry water damaged areas and items within 48 hours. If mold is already a problem in your home, clean up the mold and get rid of the excess water or moisture. Fix leaky plumbing or other sources of water which thermal imaging will clearly identify. Wash mold off hard surfaces with detergent and water, and dry completely. Absorbent materials (such as ceiling tiles & carpet) that become moldy may have to be replaced.

Far to many people walk away from good homes because of mold scares and worry-some unknown concerns. Water damage can often be ugly and look far worse than it is. Thermal imaging can uncover the exact areas/extents of concern and allow buyers to proceed with confidence vs. unnecessary fears.

Thermal imaging is currently recognized as the most effective of all building diagnostic procedures ever preformed. Infrared technology has revolutionized the home inspection industry.

Many Real Estate Agents fear that Infrared Inspectors may be deal killers, but that's simply not the case. It's important to remember that defects are anomalies. There are ALWAYS FAR more good things about a home than there are defects. It's important to find a Certified Infrared Inspector who reports on the whole condition of the home vs. only providing you with an inspection report of defects. A list of defects is not a home inspection report. Reporting on the entire condition of the home both good and bad is a proper home inspection report. http://pwrck.com/example-report/

Thermal Imaging does an incredible job of showing and confirming all the positive aspects of a home which builds buyer confidence. The fewer defects are often pinpointed to their exact location and cause allowing for a much easier repair (if needed) and far less worrying.

Mold Testing and moisture Utah Infrared Home Inspection

Utah Infrared Inspections Thermal Imaging Home Inspector

Jul 18, 2011 10:48 PM

Kim Boekholder Utah Real Estate/ PECO

Results Real Estate 801.580.5624 - Draper, UT

Broker Results Real Estate/Leasing Specialist PECO

Hi Brandon,

I'll be adding you to my list of inspectors. I prefer the infrared and love what it shows and how well it informs buyers. I hope to have a buyer soon and to be calling you soon for an inspection!

Kim

p.s. I better check that you travel to Salt Lake or do you only cover the Ogden area

Jul 19, 2011 05:33 PM

Anonymous

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Interesting post and comments. I will mention it to clients..

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