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Should you buy a house with a crawl space?

Written by Martine Davis on . Posted in Air Quality Testing, Mold Prevention, Uncategorized.

When buying a house with a crawl space, potential extra costs include: crawl space encapsulation (to prevent moisture and pests), repairs for existing moisture damage like wood rot, additional insulation, pest control treatments, and potential structural repairs related to water damage; all of which can significantly add to the purchase price of the home.

Moisture is the plague of crawl spaces everywhere and is a big deal because it can impact finances and physical health. So what are the consequences of moisture in a crawlspace?

#1: Energy Costs

Vented dirt crawl spaces are costly since they create damp conditions upstairs, which requires more energy to heat. Damp air also puts more strain on an HVAC system.

Taking care of humidity problems in a crawlspace can save 15-25% depending on the size of the house, whether ducts are located in the crawl, how many stories the house has, etc.

Simply caulking around windows doesn’t fix the problem.

#2: Pests

A moist and moldy crawl space attracts pests. Rodents, insects, snakes and more can make their way into the home; some die in the crawlspace. As they decay, they create offensive odors that rise into the occupied space.

High humidity conditions in the living space invite dust mites and their droppings. These droppings exacerbate symptoms for allergy and asthma sufferers.

A moist crawlspace also favors termites due to the abundance of wet wood and since homeowners rarely visit their crawlspace, they don’t know that the home is being eaten away from the inside.

#3: Mold

Moisture settles on exposed surfaces, including joists, beams, fiberglass insulation, and drywall. As long as moisture is present, mold grows and spreads. If you’ve ever visited an older home and smelled a musty odor, mold probably was the culprit and 9 times out of 10, that musty odor comes from a basement or crawl.

Photo courtesy of Santa Fe Dehumidifiers

Mold in the crawl (or basement) has a direct impact on people living in the home. Because of the “stack effect,” air moves from below-grade spaces into the upper levels of the house. Warm air travels upward and escapes through cracks, windows, vents, and other openings. As the air rises, it carries allergens, spores, soil gases like radon, mold gases, dust, and harmful elements that infiltrate the living space. This often causes asthma, allergies, and respiratory problems for occupants.

#4: Rot

Moisture leads to mold and mold leads to rot. Rot eats away at wooden joists, beams, and drywall. It causes structural issues, like spongy floors, doors and windows that don’t close properly, buckling or sagging floors.

The options are to fix the moisture problem or replace floors and repair the foundation. 

Controlling humidity and water intrusion are essential. To accomplish that, an encapsulation system, dehumidifier and sump pump are usually recommended.

The Solution

Crawlspace encapsulation by a crawlspace expert will insulate damp earth and keep the area airtight, dry and energy efficient. A vapor barrier is installed on the walls and floors of the crawl, preventing water vapor and humidity from reaching vulnerable surfaces like joists and subfloor. The liner is mold and mildew resistant and usually comes with a 25-year warranty. This liner creates an inhospitable environment for pests and prevents summer heat and winter cold from invading.

Then a large dehumidifier is installed. These are usually efficient, low-maintenance systems that come with a 5-year warranty and are designed for usage in below-grade spaces. Ideally, the contractor will install a crawl space door composed of inorganic materials (foam board or plastic) not susceptible to rot and rust. It’s crucial to create an airtight seal between the crawl and outside air.

If necessary, your contractor may also recommend a drainage matting system to be installed underneath the liner to direct water to a perimeter drain and sump pump system to keep water from pooling and creating long-term damage.

The adage “you pay now or pay later” certainly applies to crawl spaces!

For more information about crawlspaces visit https://www.fema.gov/about/glossary/crawlspace and

https://www.energystar.gov/saveathome/seal_insulate/basement_crawlspace

How many of these mold myths do you believe?

Written by Martine Davis on . Posted in Air Quality Testing, Mold Illness Mold Sickness, Mold Inspection.

Myth #1 If I had mold in my house I would see it

Molds prefer to grow in dark places with little air flow like behind the wall, underneath cabinetry, underneath hardwood floors, inside the furnace, etc. It’s impossible to see mold in these places.

Myth #2 If I had mold in my house I would smell it.

The musty smell we associate with mold is produced when molds are actively feeding and digesting. During that phase. they produce a gas called Microbial Volatile Organic Compounds or MVOCs. Some MVOCs are not perceptible so they could easily be missed. Once the area dries, molds stop feeding and no longer produce the gas so there is no smell however, the mold is still there, drying up and becoming more volatile, more likely to become airborne and travel in air spaces.

Myth #3 Ozone kills mold

Ozone has its place, for example to disinfect kitchen surfaces or remove odors once the source is gone. However, studies have shown that it’s never 100% effective on mold and mycotoxins. The goal with mold is removal not “killing”. Mycotoxins are not an organism they are a chemical, no need to kill chemicals but they should be removed.

Myth #4 The EPA says there is no need to test so I don’t need a mold inspection.

The EPA is referring to testing visible mold, of course everyone knows mold should be removed, no need to test.  But if you clean up only the mold you can see, there is a very high chance that you’ll miss some. For example, your dishwasher leaked and you cleaned the area underneath and in front of it but testing may show mold is also growing underneath your kitchen cabinets on both sides, underneath the flooring, in the wall behind the dishwasher and in the basement ceiling below.  It all depends on where the water travelled and a mold inspector who tests cavities is your best bet.

Myth #5 Mold is everywhere so finding mold in someone’s house is not a big deal

Yes there are common, harmless mold everywhere. What a mold professional does is look for water-damage molds that are toxigenic and allergenic, which means molds capable of producing toxic substances or allergens/inflammatory compounds. A mold professional is trained to recognize the difference.

Myth #6 I’m sick but nobody else is, so it’s probably not mold

Approximately 25% of the population has a genetic deficiency in the HLA-DR gene on chromosome 6. Missing HLA genes or a deficiency in function of these genes makes those individuals at risk when exposed to mold. This is why in a household of 4, only 1 or 2 may be sick. In addition, more than 40% of the population is sensitive to mold in some form but many don’t know it. Who would think that trouble sleeping, nightmares, urinary issues, memory loss, irritability and anger could be related to mold exposure??! Also, individuals with Autism spectrum disorder (ASD), Lyme Disease, Mast Cell Activation or PANDAS (Pediatric Autoimmune Neuropsychiatric Disorders Associated with Streptococcal Infections) are very sensitive to mold and can have severe reactions when exposed to mold, immediate or delayed. For example, one of our clients said that his child (diagnosed with PANDAS) would start screaming for no reason when entering his playroom in the basement which was later found to be infested with Stachybotrys and Chaetomium molds. 

Myth #7 If I buy a newer house or build a house, I won’t have a mold problem

In more than 20 years of inspecting well over 5,000 homes for mold, I only found a handful of them that didn’t have a mold issue somewhere. We have found mold in brand new apartments, condos, multi-million dollar homes, etc. Flooding happens during construction, rain happens during construction, plumbing errors happen during construction…We even find mold in walls of newly renovated bathrooms and kitchens because the renovation crew never noticed they were disturbing toxic mold and they just swept debris in the wall cavity before installing the new drywall!

Myth #8 Air samples will tell me if I have mold in my walls

Unfortunately it’s not that simple. Again, 20+ years of testing and tens of thousands of air samples have shown repeatedly that an air sample taken in a room will not detect mold behind the wall. The wall cavity itself has to be tested.

Myth #9 Fogging gets rid of mold

Fogging has become “a thing” lately. It’s much cheaper than typical mold removal and seems like a magic pill. Problem is, it doesn’t remove mold. Fogging will cause airborne particles to get wet and heavy so they will fall and land on surfaces where they can be wiped off but mold growth is not removed by fogging. Even if the fog could reach inside walls, it would only reach the top layer of mold. Extensive field testing has shown no reduction of mold counts and no direct effect on mold inside wall cavities, under vanities, inside the furnace, etc.

Myth #10 Once a house is infested with mold, you have to throw away everything

There are plenty of stories on social media of people who felt they had to leave everything behind after a water incident. There are many reasons for this. In some cases, the testing was incomplete and didn’t find ALL the mold, in some remediation was inadequate and left too many mold fragments or mycotoxins behind, in others, the person didn’t clean the house enough after remediation. There are a few cases where the person was poisoned so severely by mold that they may never be symptoms free in the home but these cases are very rare. With proper remediation and post remediation cleaning, a house can be perfectly safe and most folks do fine in their house afterwards. Some items may need to be discarded if mold grew on them or if the surface was porous and affected. Testing of furnishings is key to find out what to keep and what to discard. 

DNA Testing Changes How We Detect And Treat Mold

Written by Martine Davis on . Posted in Air Quality Testing, Indoor Environmental Testing, Mold Inspection.

Mold has recently become a hot-button issue, with horror stories appearing on the news of unsuspecting people suffering from devastating illnesses caused by harmful fungi. Lawsuits against landlords and builders are increasing as more people seek legal help for compensation for mold-related sickness. It begs the question, “Why now?”

Since ancient times, humans have lived with mold, with texts like the Bible referencing the toxic substance. If mold has existed for thousands of years, why is there so much interest in it now? Has it become more toxic than 10, 20, or 50 years ago? What’s changed?

The Impact of Scientific Research on Understanding Mold

While some scientists have theorized that mold is now more toxic than it was in the past, the most likely answer is that improved detection techniques make it easier to find hidden mold. The days of searching for mold spores in air samples are behind us. We now know ingestion isn’t the only way this fungus can cause sickness. Some strains are more harmful than others, and we now have the tools to identify and address mold and mycotoxin exposure. As more studies come out, we find that mycotoxins in buildings can be inhaled or absorbed through skin contact with mycotoxin-rich dust.

Mold Detection and Symptom Identification

It’s now possible to detect elevated mold counts and toxic species in a variety of areas, including:

  • Household dust
  • Furniture
  • Carpet
  • Furnaces
  • Mini-Splits and air conditioners
  • Heating and cooling systems
  • Ductwork
  • Air purifiers
  • Dehumifiers
  • Mattresses
  • C-PAP machines
  • Car ventilation systems, upholstery and carpeting

Mold spores were likely present in these locations before but were untreated due to a lack of understanding of the signs of mycotoxin poisoning. Research into the topic unveiled unexpected symptoms previously unknown to scientists. For example, toxic black mold under the kitchen sink may cause dizziness or shortness of breath while cleaning the dishes. Sufferers would seek medical help only to receive a diagnosis of a vague ailment like hypersensitivity pneumonitis, a lung inflammation, or vertigo. For many, the symptoms would continue as they underwent unsuccessful treatments that failed to target the real culprit.

Exciting Advancements in Mold Detection

Advanced DNA extraction techniques like MSqPCR (Mold-Specific quantitative PCR) have improved mold awareness and solved mysterious illnesses. While we already knew that mold and mold toxins caused sickness, including liver and kidney damage, cancers, and even death, inspectors lacked the necessary lab tests to identify the fungus in indoor spaces.Now, however, healthcare workers can test a patient’s blood for mold exposure markers, opening doors to effective treatments that were once closed. Armed with these new testing techniques, our knowledge of mold and its effects has skyrocketed.

More than a decade after implementing this new technology, we can better understand and link occupants’ symptoms with mold contamination in buildings and even identify which mold species cause the strongest reactions.

The History of Mold Detection

In 2004, the Institute of Medicine released a report titled ” Damp Indoor Spaces and Health,” which would pave the way for modern-day advancements in mold detection. It outlined the results of a study showing the connection between damp indoor spaces and mold to illness. The report recommended developing better measurement methods for specific microorganisms using DNA-based and other advanced technologies.


As a result of this report, the US Environmental Protection Agency (EPA) developed a DNA-based test called the ERMI (Environmental Relative Mold Index) that provides a straightforward, objective, sensitive, and standardized method of assessing mold markers in indoor spaces. The test uses dust samples collected from homes and provides highly accurate results. It is important to note that the EPA considers the ERMI a research tool and doesn’t recommend it as the sole testing technique for residential or commercial spaces.

As time progressed, air-quality professionals began using a similar DNA-based testing technique to identify mold in buildings. These techniques drastically improved the ability to discover mold in areas where previous air sample tests could not. These discoveries led to a more comprehensive understanding of what happens when mold is disturbed. It also answered the questions of why people were becoming sick during mold remediation and whether a person transports mold when moving from one contaminated space to one without mold (the mold spores attach to their belongings, contaminating the new space.)

In 2009, the World Health Organization (WHO) concluded that dampness and mold in interior spaces led to a 30% to 50% increase in respiratory and asthma-related sickness. They also found a correlation with higher ERMI values in homes and a greater likelihood of asthma among occupants. Understanding proper cleaning techniques and the best way to remove mold fragments, mycotoxins, and other mold by-products greatly impacted how professionals treated mold infestations.

Conclusion

Recognizing water damage, moisture, and visible mold remain important aspects of mold inspections, but new technologies allow us to see once-invisible spores. We now understand why some people exhibit symptoms even when mold isn’t easily identified. As in law enforcement, DNA technology is an increasingly powerful forensic tool changing the game for mold inspectors and healthcare workers alike.

 

The mold is inside the wall so it can’t hurt anybody … or can it??

Written by Martine Davis on . Posted in Air Quality Testing, Indoor Environmental Testing, Mold Illness Mold Sickness, Mold Inspection, Mold Prevention.

“It’s inside the walls so it can’t hurt anybody”

As mold inspectors, we hear this almost daily …  This phrase has been uttered by countless builders, landlords, property managers, maintenance personnel, handymen, homeowners, even doctors and mold inspectors themselves!!

So what’s the story on mold inside walls?

People wrongly assume that mold spores are what makes people sick. There are many more components of mold that can be harmful. Yes, it’s true that, in most cases, mold spores do not come out of a wall and into the occupied space, however molds produce toxic gases called MVOCs (Microbial Volatile Organic Compounds) and poisonous mycotoxins, like Trichothecenes for example.

These gases and chemicals CAN easily travel out of wall cavities in the same way sewer gas or carbon monoxide can. They can circulate through electrical outlets, small cracks and under the baseboard. They CAN and DO affect occupants, sometimes in a major way.

For example, an office worker complained of severe headaches, flu- like symptoms, and brain fog when she was in the office. Symptoms went away during weekends when she was home. Her boss was skeptical that anything was wrong with the office but a cavity test of the wall behind her desk revealed Stachybotrys (aka Toxic Black Mold). A roof leak has caused water to drip into the wall cavity and water was pooling behind the baseboard causing active growth. In another case, a woman complained of dizziness any time she was at the kitchen sink. Testing of the area underneath and behind the sink revealed a large quantity of Stachybotrys, aka “toxic black mold“.

Microbial gases are responsible for the musty smell that we associate with mold. If we don’t see mold, sometimes the musty odor is the only sign that mold is present in a room but sometimes, there is no odor to warn us so we can be exposed unknowingly.

With advances in technology, we can now test household dust to confirm that mycotoxins are indeed produced and coming out of wall cavities by matching the mold in the wall with the mycotoxins found in the home dust. The old thinking was that you had to ingest mycotoxins from foods for them to make you sick but we now have evidence that touching or inhaling mycotoxins can poison people and animals.

If the water intrusion has stopped and mold has dried up, what happens?

Mold is no longer active (it is dormant) and may not produce a gas so all is good right? Not so fast! When mold dries up, it becomes more brittle and lightweight and a few spores can become hundreds of microscopic mold fragments that are very inflammatory and able to easily travel and get out of the wall. How do we know this? Because air samples show no abnormalities but DNA testing of the dust in that room will reveal its presence in the room dust! Mycotoxins hitch a ride on dust an these can be found in the room dust too. In addition, molds inside walls could reactivate any time the temperature and humidity are just right so as a precaution, it’s best to safely remove moldy materials.

Mold growth is often accompanied by bacterial growth and mycotoxins production. Bacteria produce toxic by-products called endotoxins which have been shown to cause chronic airway disease in mice. Some scientists believe these are even more poisonous than mycotoxins and mold-literate doctors are now asking patients to test their homes for both mycotoxins and endotoxins.

So mold inside walls should never be ignored unless the quantity is minute. It must be removed with proper controls by a professional mold remediation contractor who will use plastic containment, air scrubbers with negative air pressure and make sure mold will not be dispersed into the rest of the home. Once the mold is removed, the surfaces will then be disinfected and dried.

For more information about mold’s health effects visit the US EPA Mold Page

For information about Biological Pollutants in your home, see this article https://www.epa.gov/indoor-air-quality-iaq/biological-pollutants-impact-indoor-air-quality#Health_Effects and this information from the CDC about biotoxins

 

Safety Concerns with some Air Purifiers

Written by Martine Davis on . Posted in Air Quality Testing.

When COVID came on the scene, air cleaner manufacturers seized the moment and revved up their marketing efforts for air purifiers. New companies also came on the market, flooding the internet with all kinds of claims about killing bacteria and viruses, removing molds, chemicals, etc.  Many of the claims were bogus but mostly ignored by regulating agencies except for a few cases like this one.

Then came an avalanche of air cleaning HVAC gadgets that homeowners could get installed in their furnace. Plasma technology, needlepoint bipolar ionization and PCO technology (Photo Catalytic Oxidation). Heating and cooling contractors got in the game and sold millions of these gadgets, some of which actually were believed to pollute the air based on research, as explained in this article.

Way before COVID, the EPA reviewed the effectiveness of most of these technologies and warned that research showed some of these devices produced their own pollutants. Additionally, we know that several schools had to remove the devices due to symptoms experienced by staff and students. One EPA article states “Bipolar ionization has the potential to generate ozone and other potentially harmful by-products indoors, unless specific precautions are taken in the product design and maintenance.”

New buzzwords abound in the air cleaning business: ionizers, electrostatic precipitators, photocatalytic oxidizers, hydroxyl generators, UV
lights, electronic air cleaning technology. Unfortunately, ANY air-cleaning devices designed to electrically charge particles during the air cleaning process have the potential to generate ozone. These can include devices that use bipolar ionization, plasma systems, ionizers or devices using UV light components at the UV-V wavelength, and devices that generate reactive oxygen species such as hydroxyl radical generators.

 Manufacturers provide their own “scientific validation”, often from questionable sources or sources with a conflict of interest, but we still lack scientifically-rigorous, peer-reviewed studies for most of these technologies. The EPA states in its 73-page document “Residential Air Cleaners” that “To date, no studies were found that systematically investigated whether using sorbent media gas-phase filtration, PCO, plasma, or ionizer air cleaners in homes or other buildings has a positive effect on the health of occupants.”

The EPA also warns that “PCO air cleaners have been shown to generate formaldehyde, acetaldehyde, nitrogen dioxide, and carbon monoxide. Plasma air cleaners have been shown to form particles, ozone, carbon monoxide, and formaldehyde as byproducts. Additionally, many electronic air cleaner devices—including portable and duct-mounted ESPs, ionizers or ion generators, uncoated UVGI lamps, and other products that advertise the use of “plasma,” “ions,” and other similar terms—can generate high amounts of ozone. Ozone is a well-documented lung irritant. Intentional ozone generators should not be used in occupied spaces“.

So what is proven to work so far? Well, as boring as it sounds, the old HEPA filtration and Carbon Adsorption filter are still the most effective and well-proven technologies to help clean the air.

For particulates like soot, drywall dust, pollens, etc… HEPA air purifiers are the best choice. A MERV11 or MERV13 furnace filter can be very effective as well. For chemical offgassing, lots of carbon is needed (or Potassium Permanganate for Formaldehyde).

Foust Company, for example, tailors the carbon in their machines to your specific needs. Austin Air has different models depending on what you need to capture. These products are made in the USA by solid manufacturers who have produced high-quality air purifiers for decades, using proven technology. When it comes to chemicals (VOCs), the more carbon the better. For example, the Foust 160R2 model has 7 pounds of carbon in a compact footprint.

And lastly, beware of another pollutant: Microwave Radiation or RF (Radio Frequencies). Many of the new air cleaners coming on the market have Wi-Fi capabilities. While more and more individuals are making a concerted effort to reduce their exposure to RF from WiFi routers, cell towers, smart meters and other wireless devices, many homeowners have an air purifier in the bedroom which, unbeknownst to them, is emitting radio frequencies non-stop near their bed! This is irresponsible on the part of manufacturers in my opinion. So, favor units that do not have WiFi capabilities or those with WiFi that can be turned off when you’re in the room.

When it comes to electromagnetic fields not all air purifiers are created equal. Some emit very high magnetic fields that extend for several feet around the unit. Keep a distance of several feet between you and the air purifier to be on the safe side.

Note: To ensure objective opinions, Indoor Environmental Testing Inc. does not accept compensation 
from manufacturers or vendors for endorsements of their products.

 

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Why Air Quality Testing Is A Must Before Buying A Home

Written by Martine Davis on . Posted in Air Quality Testing.

30 to 40% of the calls received by Indoor Environmental Testing Inc. are from people who just bought a house and discovered an air quality issue after moving in. Suddenly the whole family has the sniffles and it soon becomes obvious it’s the house.   

With low housing inventory, home buyers are often skipping inspections or buying a house sight unseen. If you have allergies or environmental sensitivities, air quality testing is a must when possible.

Here are some examples of air quality issues we find on a regular basis. Some are easy to fix while some have surprised new homeowners with huge repair bills!

Mouse infestation 

You might detect an “old house smell” upon entry into the house but your Realtor assures you that the house just needs” airing out” because it’s been closed up. Mouse and rat allergens can cause a myriad of symptoms including rhinitis (hay fever) and asthma.  The allergens come from the urine, hair follicles and dander. These are often present in the house dust so occupants are exposed when touching surfaces and inhaling the dust in the air. 

If the infestation is in the walls or ceiling cavities, these must be opened and the insulation removed and replaced which can be a costly proposition. Rodent or bat infestations in attics can be so severe as to require a complete replacement of the insulation.

Volatile Organic Compound

Numerous products of off-gas chemicals called VOCs. Examples of chemicals found in homes are benzene and toluene from an attached garage, dichlorobenzene from moth balls or pesticides, acetic acid from frequent use of vinegar for cleaning and formaldehyde from laminate flooring, carpeting or new kitchen cabinets. Chronic headaches, nasal, eye and throat irritation and brain fog are common complaints when these are present.

Low-level carbon monoxide 

Most homes now have carbon monoxide detectors however, low-level carbon monoxide leaks will never trigger an alarm on standard detectors. Low-level leaks, which can cause lethargy, chronic fatigue, nausea, eye irritation and headaches, can go on for years unsuspected and undetected. The most common sources of carbon monoxide are gas water heaters and gas stoves.

Hidden Mold

This is the most common discovery among home buyers. Even with disclosures from the seller, there is no guarantee that previous water damage was handled adequately, even when remediated by professionals. 

A common example is a flooded basement where wall cavities were not dried sufficiently. Another example is frequent carpet shampooing which leaves carpets damp and subject to repeated mold growth. After frequent shampooing, carpet fibers can harbor huge quantities of mold. Mold testing can easily catch this during a mold inspection. 

Air quality testing is money well-spent as it can alert prospective buyers to potential defects and save the future homeowner some costly repairs.   

Conclusion

Air quality testing is a great way for new homeowners to measure the air quality in the house. The risk from environmental pollutants is greater indoors than outdoors, that is why it is a must to get air quality testing before buying a home. Air quality inspections will help your next home purchase a success with Indoor Environmental Testing Inc.

For more information about air quality testing, contact Indoor Environmental Testing Inc. at (800) MY-AIR-TEST