Avoid Costly Mold Testing with Ogden Utah Infrared Home Inspections

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.

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.