Mold Testing

In July 2022 DPOR issued “RESIDENTIAL PROPERTY DISCLOSURE STATEMENT REQUIRED NOTICE FOR BUYER TO EXERCISE NECESSARY DUE DILIGENCE” a mold assessment conducted by a business that follows the guidelines provided by the U.S. Environmental Protection Agency.

Therefore, the old way of simply collecting mold samples is out the window. We conduct mold assessments according to mold assessment guidelines established by the EPA and recognized by the Virginia Department of Health (VDH) and the Department of Professional and Occupational Regulations (DPOR).

Sampling for mold should be conducted by professionals who have specific experience in designing mold sampling protocols, sampling methods, and interpreting results. Sample analysis should follow analytical methods recommended by the American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH), or other professional organizations.

It is our goal to help every client understand mold, to assist them in getting their living environment to a healthy condition, and to keep it healthy. We do this by providing our clients with the information they need, actionable clear, and concise information. We answer the where, why and what questions. Where is mold growth present within the property? Why is there mold growth within the property? What needs to be done to remove and prevent mold growth from returning? In order for this to take place, a full assessment of the property must be conducted. Unlike other mold testers/mold inspectors, we are not there just to get your money. We are here to help solve your mold problem.

Most Virginia home buyers are not aware that Virginia does not require home inspectors to tell potential home buyers about mold even if they find it during the home inspection. In fact, Virginia abolished the mold licensing requirement in 2012. Though home inspectors do not have to report mold to potential buyers, if they do choose to do so and do not meet the current Virginia code, they should refer their client to a Certified Professional who does. When you hire Aztec Home Inspections Inc. you also hire a Certified Mold Professional, this saves you time and money.

The Virginia Mold Change

The Virginia Department of Health set a standard for Virginia around 2020 and the Department of Professional and Occupational Regulations (DPOR) followed up on July 1, 2022 and issued Virginia Code 55.1-703.  Mold assessments must be conducted prior to mold testing and must be conducted by businesses that follow the EPA guidelines. These guidelines can be found in, A Brief Guide to Mold Moisture and Your Home, Mold Remediation in Schools and Commerical Buildings, also used for a residential setting, and Should You Have Your Air Ducts in Your Home Cleaned.

No more can the consumer be taken advantage of by mold inspectors and mold testers that come into the property and simply take air samples. Many would even ask the homeowner or property owner where they saw mold, so the mold inspector or mold tester could collect a sample from that location. This mold inspection service brings up some very important questions.

• Who is the professional and why are they being paid?
• They were called for their expertise; why are they asking their client where the mold is?
• Should they not look for it, it’s their job.

The simple collection of samples, whether they be air or surface is not a mold assessment and it should never take place; it’s a waste of money. The typical fee for this wasted service is 300-500 dollars. What you get for your money is a lab report that will tell you that you have mold spore in your air, and if a swab or tape lift was collected it will, ninety-nine percent of the time, show that mold was present on the swab or tape lift. Every indoor environment will have mold spores, and mold spores settle on surfaces because they are microscopic; we cannot see them but they are there.

Mold can hide in the most unbelievable places and unless you look for it, and know how to look for it, you will not find it. Mold can grow at an alarming rate and a small area can quickly become a large area. Mold will make you, your family, and your visitors sick.  Mold testing alone can return negative results and leave you unaware of the large area of growth in the attic, crawlspace, and HVAC system. Mold testing by itself is not recommended by the EPA, AIHA, or the CDC. It’s a waste of your money!

The sample report below is of an actual Certified Mold Assessment conducted by Aztec Home Inspections Inc. The lab results for this evaluation show that problem mold was present. If the person evaluating your home for mold does not conduct a thorough visual evaluation a lot of mold growth can go undetected. This can leave you and your doctor scratching your heads.

Mold sampling by itself takes about 45 minutes, enough time to simply collect air and swab samples. You then get a lab report and that’s it.

Aztec Home Inspections Inc believes you deserve better and we adhere to the Virginia Code 55.1-703 when conducting Certified Mold Assessments and collecting mold samples.

Our Certified Mold Assessments typically take 2-3 hours, depending on the property size, complexity, and level of mold contamination. Your Certified Mold Assessment report with full-color digital photographs, and videos when necessary, along with your lab report, if samples are collected is delivered within three business days from mold sample collection. The Mold Remediation or Sanitization Protocols provide instructions on how to combat the discovered mold and water problems. This information along with the lab results will give you the information necessary to turn your sick home into a healthy home. Your home will feel better, but more importantly, you will feel better and breathe easier. A Certified Mold Evaluation is included with all of our home inspections.

View our Mold Assessment Sample Report

A mold assessment is an evaluation of the exterior of the property to locate and identify potential or existing points of water intrusion. Inadequate grading around the property, clogged and overflowing gutters, missing gutters, no downspout leaders, roof leaks, openings in the siding, and cracks in the exterior sealant are all potential or existing water intrusion points.

The interior of the property is evaluated for plumbing, roofing, and condensation leaks, along with verifiable points of water intrusion. During the interior mold assessment walls, ceilings, cabinets, and furniture are investigated for a substance that is fuzzy and standing off the surface. However, this does not mean that the substance is mold. Relative humidity readings should be taken at various areas and levels of the property. The HVAC system is evaluated by removing floor registers to view down the branch ducting as far as possible, evaluating the air register for the presence of fuzzy growth, evaluating the cleanliness of the air filter, and removing the air handler access cover to evaluate the inside of the air handler for the presence of mold growth.

The crawlspace, unfinished basement, cellars, and attics are evaluated for water intrusion, humidity buildup due to lack of ventilation, water intrusion or plumbing leaks, and the presence of mold growth.

Once the mold assessment is complete the mold inspector/tester can begin to understand the property as it relates to water intrusion, humidity buildup, and the visible presence of mold growth. This information is then used to determine where to collect mold samples and determine if and why the property has a mold problem.

As the mold samples are being collected they should be immediately labeled by location and photographic documentation. The mold samples should be shipped as soon as possible to a mold lab certified by the American Industrial Hygiene Association (AIHA) or the American Conference of Governmental Industrial Hygienists (ACGIH).

When the mold test lab report is received the mold assessment report and mold remediation and/or mold sanitization protocols are produced. The mold assessment, mold remediation, and/or sanitization protocols along with the mold test lab report are delivered to the client.

That ends the Mold Assessment, but how is it different and why should a mold assessment take place?  A mold assessment provides the client with actionable information. Important information about mold, such as where water intrusion is occurring or if the potential for water intrusion exists, where plumbing leaks are located, condensation leaks or roof leaks are located, where the mold growth exists, and what you should do next. The simple process of collecting mold samples only provides you with the lab report, and without the mold assessment there is no actionable information. So, mold testing lab reports alone should not be used to make a decision regarding the mold condition of any property.

All pre-mold remediation and pre-mold sanitization mold tests per industry standards must include an outside air sample. The outside air sample is used to compare the mold concentration of the indoor air to the mold concentration of the outside air. The lab uses this information to make a determination regarding the mold concentration of the air inside the property. However, there are many variables that the lab does not know, such as dead vegetation around the property, the last time it rained, the neighbor or the property owner was cutting or recently cut the grass, the earth was disturbed nearby, a new home is being built up the street, light or heavy wind. All of these things impact the mold concentration in the outside air and can elevate or decrease the mold concentration. If the mold concentration of the outside air is high, higher than the mold concentration of the inside air, the lab may determine that the property does not have a mold problem even though there are large areas of visible mold growth inside the property. On the other hand, if the mold concentration inside is higher than outside, the lab may determine the property does have a mold problem, even though there is no mold growth present inside the property.

Here is the problem: mold must have 60% relative humidity to grow. So, if relative humidity inside the home is less than 60% or the mold growth is a result of intermittent water intrusion, an intermittent plumbing leak, or a roof leak it will go dormant and stop sporulating (growing and putting off mold spore) when the water source stops. This action reduces the mold concentration in the indoor air, thus showing low mold spore concentrations in the indoor air resulting in a determination from the lab that the property does not have a mold problem. On the other hand, there may have been high winds or current or recent rain that lowered the outside air concentration resulting in a determination from the lab that the property has a mold problem, but had no visible mold growth. This is why a mold assessment is so important. Sampling is a part of the criteria used to determine if a property does or does not have a mold problem; the assessment is the other piece of the puzzle. Without the mold assessment, the lab report is just paper with words and numbers.

Aztec Home Inspections Inc’s Certified Mold Assessment is included with every home inspection. Mold Testing, if necessary will be determined at the end of your home inspection after we have documented proof to justify the testing fee. Mike Donitzen, the owner of Aztec Home Inspections Inc, is a certified mold inspector, tester, and remediator and holds certifications for moisture intrusion. With certifications from the International Association of Indoor Air Consultants, (IAQ2), and NORMI, you can rest assured you are getting the most accurate and up-to-date information regarding mold, mold inspection, testing, and remediation. The Certified Mold Assessment provides you with insight and guidance to assist you in determining if mold testing should be conducted. This saves you both time and money. Instead of referring you to another company that may charge up to $475.00 to just collect samples, Aztec Home Inspections Inc provides a Certified Mold Assessment with your home inspection, and if you decide mold sampling is right for you, you can add that to your inspection fee for $300.00, an average saving of $175.00. AHI also offers a stand-alone Certified Mold Assessment which is much like a home inspection but the focus is on moisture/water intrusion and mold growth.  Just like all homes have some level of radon, all homes have mold spores, but should never have actual mold growth. Mold growth is visible, but mold spores cannot be seen without the use of a microscope.

The Virginia Mold Change

The Virginia Department of Health set a standard for Virginia around 2020 and the Department of Professional and Occupational Regulations (DPOR) followed up on July 1, 2022 and issued Virginia Code 55.1-703.  Mold assessments must be conducted prior to mold testing and must be conducted by businesses that follow the EPA guidelines. These guidelines can be found in, A Brief Guide to Mold Moisture and Your Home, Mold Remediation in Schools and Commerical Buildings, also used for a residential setting, and Should You Have Your Air Ducts in Your Home Cleaned.

No more can the consumer be taken advantage of by mold inspectors and mold testers that come into the property and simply take air samples. Many would even ask the homeowner or property owner where they saw mold, so the mold inspector or mold tester could collect a sample from that location. This mold inspection service brings up some very important questions.

• Who is the professional and why are they being paid?
• They were called for their expertise; why are they asking their client where the mold is?
• Should they not look for it, it’s their job.

The simple collection of samples, whether they be air or surface is not a mold assessment and it should never take place; it’s a waste of money. The typical fee for this wasted service is 300-500 dollars. What you get for your money is a lab report that will tell you that you have mold spore in your air, and if a swab or tape lift was collected it will, ninety-nine percent of the time, show that mold was present on the swab or tape lift. Every indoor environment will have mold spores, and mold spores settle on surfaces because they are microscopic; we cannot see them but they are there.

Mold can hide in the most unbelievable places and unless you look for it, and know how to look for it, you will not find it. Mold can grow at an alarming rate and a small area can quickly become a large area. Mold will make you, your family, and your visitors sick.  Mold testing alone can return negative results and leave you unaware of the large area of growth in the attic, crawlspace, and HVAC system. Mold testing by itself is not recommended by the EPA, AIHA, or the CDC. It’s a waste of your money!

The sample report below is of an actual Certified Mold Assessment conducted by Aztec Home Inspections Inc. The lab results for this evaluation show that problem mold was present. If the person evaluating your home for mold does not conduct a thorough visual evaluation a lot of mold growth can go undetected. This can leave you and your doctor scratching your heads.

Mold sampling by itself takes about 45 minutes, enough time to simply collect air and swab samples. You then get a lab report and that’s it.

Aztec Home Inspections Inc believes you deserve better and we adhere to the Virginia Code 55.1-703 when conducting Certified Mold Assessments and collecting mold samples.

Our Certified Mold Assessments typically take 2-3 hours, depending on the property size, complexity, and level of mold contamination. Your Certified Mold Assessment report with full-color digital photographs, and videos when necessary, along with your lab report, if samples are collected is delivered within three business days from mold sample collection. The Mold Remediation or Sanitization Protocols provide instructions on how to combat the discovered mold and water problems. This information along with the lab results will give you the information necessary to turn your sick home into a healthy home. Your home will feel better, but more importantly, you will feel better and breathe easier. A Certified Mold Evaluation is included with all of our home inspections.

View our Mold Assessment Sample Report

Because mold spores are naturally in the air both inside and outside, the only way to prevent indoor mold growth is to control the relative humidity and keep it below 60%. One cannot prevent mold growth if the relative humidity is not kept in check, and mold remediation and/or mold sanitization is a waste of money if you do not address the water/moisture sources and prevent future water intrusion.

Here is the problem: mold must have 60% relative humidity to grow. So, if relative humidity inside the home is less than 60% or the mold growth is a result of intermittent water intrusion, an intermittent plumbing leak, or a roof leak it will go dormant and stop sporulating (growing and putting off mold spore) when the water source stops. This action reduces the mold concentration in the indoor air, thus showing low mold spore concentrations in the indoor air resulting in a determination from the lab that the property does not have a mold problem. On the other hand, there may have been high winds or current or recent rain that lowered the outside air concentration resulting in a determination from the lab that the property has a mold problem, but had no visible mold growth. This is why a mold assessment is so important. Sampling is a part of the criteria used to determine if a property does or does not have a mold problem; the assessment is the other piece of the puzzle. Without the mold assessment, the lab report is just paper with words and numbers.

Aztec Home Inspections Inc’s Certified Mold Assessment is included with every home inspection. Mold Testing, if necessary will be determined at the end of your home inspection after we have documented proof to justify the testing fee. Mike Donitzen, the owner of Aztec Home Inspections Inc, is a certified mold inspector, tester, and remediator and holds certifications for moisture intrusion. With certifications from the International Association of Indoor Air Consultants, (IAQ2), and NORMI, you can rest assured you are getting the most accurate and up-to-date information regarding mold, mold inspection, testing, and remediation. The Certified Mold Assessment provides you with insight and guidance to assist you in determining if mold testing should be conducted. This saves you both time and money. Instead of referring you to another company that may charge up to $475.00 to just collect samples, Aztec Home Inspections Inc provides a Certified Mold Assessment with your home inspection, and if you decide mold sampling is right for you, you can add that to your inspection fee for $300.00, an average saving of $175.00. AHI also offers a stand-alone Certified Mold Assessment which is much like a home inspection but the focus is on moisture/water intrusion and mold growth.  Just like all homes have some level of radon, all homes have mold spores, but should never have actual mold growth. Mold growth is visible, but mold spores cannot be seen without the use of a microscope.

The Virginia Mold Change

The Virginia Department of Health set a standard for Virginia around 2020 and the Department of Professional and Occupational Regulations (DPOR) followed up on July 1, 2022 and issued Virginia Code 55.1-703.  Mold assessments must be conducted prior to mold testing and must be conducted by businesses that follow the EPA guidelines. These guidelines can be found in, A Brief Guide to Mold Moisture and Your Home, Mold Remediation in Schools and Commerical Buildings, also used for a residential setting, and Should You Have Your Air Ducts in Your Home Cleaned.

No more can the consumer be taken advantage of by mold inspectors and mold testers that come into the property and simply take air samples. Many would even ask the homeowner or property owner where they saw mold, so the mold inspector or mold tester could collect a sample from that location. This mold inspection service brings up some very important questions.

• Who is the professional and why are they being paid?
• They were called for their expertise; why are they asking their client where the mold is?
• Should they not look for it, it’s their job.

The simple collection of samples, whether they be air or surface is not a mold assessment and it should never take place; it’s a waste of money. The typical fee for this wasted service is 300-500 dollars. What you get for your money is a lab report that will tell you that you have mold spore in your air, and if a swab or tape lift was collected it will, ninety-nine percent of the time, show that mold was present on the swab or tape lift. Every indoor environment will have mold spores, and mold spores settle on surfaces because they are microscopic; we cannot see them but they are there.

Mold can hide in the most unbelievable places and unless you look for it, and know how to look for it, you will not find it. Mold can grow at an alarming rate and a small area can quickly become a large area. Mold will make you, your family, and your visitors sick.  Mold testing alone can return negative results and leave you unaware of the large area of growth in the attic, crawlspace, and HVAC system. Mold testing by itself is not recommended by the EPA, AIHA, or the CDC. It’s a waste of your money!

The sample report below is of an actual Certified Mold Assessment conducted by Aztec Home Inspections Inc. The lab results for this evaluation show that problem mold was present. If the person evaluating your home for mold does not conduct a thorough visual evaluation a lot of mold growth can go undetected. This can leave you and your doctor scratching your heads.

Mold sampling by itself takes about 45 minutes, enough time to simply collect air and swab samples. You then get a lab report and that’s it.

Aztec Home Inspections Inc believes you deserve better and we adhere to the Virginia Code 55.1-703 when conducting Certified Mold Assessments and collecting mold samples.

Our Certified Mold Assessments typically take 2-3 hours, depending on the property size, complexity, and level of mold contamination. Your Certified Mold Assessment report with full-color digital photographs, and videos when necessary, along with your lab report, if samples are collected is delivered within three business days from mold sample collection. The Mold Remediation or Sanitization Protocols provide instructions on how to combat the discovered mold and water problems. This information along with the lab results will give you the information necessary to turn your sick home into a healthy home. Your home will feel better, but more importantly, you will feel better and breathe easier. A Certified Mold Evaluation is included with all of our home inspections.

View our Mold Assessment Sample Report

Many say the EPA says mold testing is not necessary. Yet, the EPA does not say that at all. Most cases (most being the keyword) is not all cases. So, what determines when mold testing is necessary? Well clearly, when buying a home that you have spent very little time in, and the property has more than ten SqFt of a mold-like substance or a mold-like growth in the HVAC system, testing would be necessary. In fact, it is just wise to test. Until you have spent a few days to weeks in the property, you do not know how the mold will impact your health. Did you know that the EPA recommends shutting down HVAC systems until the substance is identified? That’s because HVAC systems will spread mold spores throughout the entire property. The cost of mold remediation/sanitization can be high; it’s better to know what that cost may be before you buy and before you get sick.

Many times, we have heard from the selling side, “How do you know it’s mold”? We have also heard from the buying side, “The EPA says mold testing is not necessary”. On one hand, the selling side has a point looking at a questionable substance and calling it mold, or saying it’s not mold is ludicrous. Mold can only be identified under direct microscopic examination. As a seller, I would not want to face the cost of mold remediation/sanitization unless it has been proven by a certified lab that the substance is mold. On the other hand, saying the EPA says mold testing is not necessary can be due to a lack of knowledge of the subject matter or intentional. Remember, you will be the one living there.

It’s also clear that an assessment of the property must be conducted before samples are collected and a sampling plan is formulated. The purpose is to determine if a mold colony is sporulating and how far the mold spores are traveling. There can be a mold colony in the basement that is growing and through air currents, the mold spores can reach the top-floor bedrooms. Without the assessment and proper testing, this knowledge would not be obtained. It’s very important to know there is a high air concentration of mold spore in a bedroom that has no visible mold growth. It’s important to understand where the mold spores are coming from. Without that information, you cannot adequately clean the property and reduce the mold spore air concentration.

An abundance of mold spores in your home can have a negative affect on your health, even dead mold spores! Occupants with allergies, asthma and other health issues are more susceptible, but mold spores active, dormant or dead can affect anyone. Some molds can cause serious health issues and should only be removed by professionals. If you have mold growth or think you have a mold problem, Call Aztec Home Inspections Inc and get your home inspected and tested! Protect your health and and your home!

Mold Spores Are Every Where

Mold spores are everywhere and their purpose is to aid in the breakdown and decay of organic matter. Before cleanup, Aztec Home Inspections Inc can conduct a mold assessment on your home or business and provide guidance in moisture control, identifying the level of mold spores and the species of the mold growth. Provide mold remediation or sanitization protocols for the mold remediator.

The EPA (Environmental Protection Agency) states that areas smaller than 3 feet by 3 feet can be cleaned by the average homeowner. But recommends larger areas be professionally removed and any item that cannot be cleaned, like drywall and insulation, is to be removed and replaced. The EPA also recommends testing, contrary to what you may have heard. In fact when dealing with an HVAC system the EPA states to turn it off, collect samples and do not turn it back on until the mold ahs been irradiated. During your mold assessment, Aztec Home Inspections Inc’s goal is to discover the point of origin (moisture). Moisture is the number one ingredient mold needs to grow so it stands to reason that if we control the moisture we control the mold. As a certified mold inspector, it is also my goal to teach you about mold spores and how high moisture and moisture intrusion relates to mold growth. Every home has mold spores, but contrary to a myth I hear quite often, every home does not have mold. The total indoor air mold spore count when compared to outside air mold spore count should be lower, if not then there is considerable evidence that an indoor mold problem exists. However, mold testing alone should never be the only criteria used to determine if a property does or does not have a mold problem. The presence of an odor or lack of odor is not an indicator that should be used to determine if a mold problem does or does not exist.

According to the EPA, there is no practical way to eliminate mold spores (not mold growth) from any indoor environment; moisture and humidity control will work to control the growth of mold, but all visible growth must be removed. If you have growth, the first step is to fix the source of the water/moisture, plumbing leaks, roof leaks, improper site drainage, and clogged gutters are the most common causes of water/moisture intrusion in your home. The recommended indoor humidity level is between 30 and 50%, which will decrease the potential for mold growth. Once the water/moisture intrusion has been remediated, remove all mold growth and dispose of all contaminated material, including furniture.

The fogging method is not accepted across the industry and is known as the “spray and pray method”. It does not kill 100% of the mold and therefore only eliminates live mold spores for a short period of time. Per Chapter 1 Lesson 7 of the EPA Mold Course, even dead spores may cause an allergic reaction and other health issues in some individuals. Killing the mold is not enough all mold growth must be removed. The fogging method does not remove any of the mold growth and that is why it is not an industry-accepted practice.

Check all bathroom vents, dryers, or any other moisture-producing sources. Ensure they are venting to the exterior of the home. Air conditioning systems are a great way to add humidity to the air and de-humidifiers will remove humidity from the air. Increased ventilation can assist in reducing humidity levels, especially in attics of older homes and crawlspaces. When a water leak or water intrusion occurs, clean up the water and furnishings within 24-48 hours to prevent mold growth. Clean mold off hard surfaces with water and baking soda, hydrogen peroxide, or white vinegar and force dry immediately and completely. Absorbent materials such as ceiling tiles, insulation, and drywall that are moldy, may need to be replaced. Don’t install carpeting on concrete floors when there is frequent moisture intrusion or condensation build-up.

Symptoms of exposure to mold can include but are not limited to: sneezing, conjunctivitis (pink eye), chronic cough, runny nose, nasal congestion, itchy watery, and red eyes, skin rashes, and hives, sinus headache, rhinitis (inflammation of the sinuses), bronchitis, asthma, hypersensitivity pneumonitis, difficulty breathing. You may have one or more of these symptoms but it does not mean you have an indoor mold problem. Other conditions must be present and a thorough Certified Mold Assessment inspection should be conducted to determine if mold growth is present, the type (species) of growth and if water/moisture intrusion points and water leaks exist.