Molds are microscopic organisms found virtually everywhere, indoors, and outdoors. Mold spores are tiny, lightweight, and easily detached by airflow, vacuuming, walking on a carpet or sitting on a couch.

In indoor environments, they grow in air-conditioning ducts, carpets, pots of household plants, etc. They produce and release millions of spores, which are small enough to stay airborne threatening to invade the human respiratory system.

Mold is a competitive species for real estate as molds live and prosper in the same environment as we do. The houses we live in are wonderful environments for mold. All houses need regular inspections for mold along with other periodic preventative maintenance inspections.

Before fungi can colonize, four requirements must be met: air, livable temperature, moisture, and food. Humidity and water leaks are the cause of most mold infestations. Leaks being the easiest to spot are the first indications that mold may be present, however unusual activities may upset the humidity averages in the house and mechanical spaces and allow mold to establish itself.

A general mold inspection is a visual examination of a home or building's environmental condition to determine if your home has mold or the potential to grow mold in the future.

Mold inspections also:

• Evaluate existing mold damage in the home
• Investigate environmental conditions that may be causing mold to grow
• Identify items that may need repair or replacement
• Identify moisture intrusion areas and inspect non visible (in walls) for hidden mold
• Provide clear answers on what type of mold, toxic or not, how much and why.
• Give recommendations based on findings.
• Sampling Methods: Air Sample, Bulk Sample, Tape Sample, Wall Check or Carpet Check
• Digital photos of any detected mold.
• Provide a fully detailed report as described below including: finds, lab report, construction defects, and assessment of existing mold.

Your home is where you and your family should be safe from harmful toxins. It is also one of the biggest investments you will ever make. A mold inspection can help provide valuable information about the air you are breathing and the investment you are considering or own. A professional inspection can also give you the information needed to help protect against unknown or costly repairs that may not be obvious to the untrained eye.

We inspect over 100 points and items including: basement, attic, roof, structural components, plumbing, A/C unit ceilings, windows, siding, under sink areas, vents and many other areas of your property.

Our inpsection features a comprehensive evaluation of the home or building, a thorough walk-through, sampling of air, substance, and surface, and a complete report including:

• Lab analysis findings
• Remediation steps, if necessary
• Environmental guidelines
• Preventive maintenance measures and recommendations

It is to your benefit to be present at the time of the inspection. Our job is not just to inspect the property, but also to educate the homeowner or potential buyer of the condition of the property; these goals can best be achieved if you are present at the time of the inspection. During the inspection, the inspector will be able to provide you a working understanding of the home, which allows you to learn more about the systems and components within the home.

A typical inspection of a property less than 3,000 square feet lasts approximately one to two hours.  During the course of the inspection, the inspector will explain the condition of the property. After the inspection is performed, testing may be necessary. If samples are collected they will promptly be sent to a microbiology lab for analysis.  Normal turn around time is 48-72 for lab analysis and 5 days for completed report.

The most important thing you can do as a prospective buyer is to play an active role in the inspection process. Here are a few tips to keep in mind:

1. Disclosure. Demand full disclosure of concerns such as prior water damage, structural repairs, and the assessment or abatement of any mold related problems. Although disclosure of water damage is the law in most states, a surprising number of states still do not require full disclosure. Disclosure laws for mold are only starting to emerge.
2. Inspection. Conduct a general home inspection prior to closing. You might be amazed to learn just how many home buyers wave this option, especially in competitive, seller's markets. But regardless of the market, every buyer should seek a home inspection to avoid potentially catastrophic losses.  Although a general home inspector is not an expert in microbial contamination, they will likely identify the most obvious signs of prior water damage, common cover-up tactics, and even suspected mold growth.
3. Follow Up. Consult with the real estate agent or owner if you have concerns regarding the inspection results. If you are suspicious of the answers, either walk away from the deal now or pursue the matter with further investigation. There are a number of ways to verify the owner's responses. For example, you can ask for documentation of repairs; search the building permit office's records for past repairs; or consult with all prior owners as identified by city records.
4.  Hire an Expert. If you are still uncertain but you don't want to walk away from your dream home, demand that a more thorough inspection be performed by a microbial contamination specialist. At this stage, many buyers and sellers will part ways due to the perceived hassles of further investigation. Still, a number of sellers are willing to allow whatever is necessary to complete the deal - but of course the cost is typically assumed by the prospective buyer. A visual inspection and sampling by a mold specialist can identify signs that a general inspector may miss.  The likelihood of mold growth pertaining to prior water damage can also be assessed by the microbial expert.  If necessary, samples are also collected to determine the identity of suspected material.
5. Work with the Seller. If the seller discloses the existence of a prior mold problem, ask to review all relevant information such as investigative reports and abatement plans. The seller should be able to demonstrate that the problem was properly abated. If you are in doubt, consult with a specialist to review these documents. You should also ask permission to speak with the consultant involved in the original investigation.  Many sellers will work cooperatively to help you assess the current risks.  If you have gotten to this stage, it's usually a sign that the seller has done everything in their power to be cooperative, honest, and pragmatic; so work with them.  In many cases they may also be willing to assume part of the financial burden should future contamination emerge from suspected building materials.
6. As is. Purchasing a home on an as is basis is extremely risky, especially in today's world of mold lawsuits. Remember, once your name is associated with the home, you will become wholly or partially responsible for all subsequent repairs - even well after you have resold the home.
7. More on Mold Inspections. As previously mentioned, mold inspections for real estate transactions differ from the typical mold investigation, namely because the seller rarely agrees to invasive inspections (inspections of wall or ceiling cavities). Still, there are a few protocols that can be performed with minimal damage to the existing infrastructure: visual assessment of all accessible areas, photographic documentation,  moisture assessments, sampling, and review of disclosure statements, maintenance records, and prior abatement or inspection protocols.

The mere thought of mold contamination is enough to send any seller into a state of despair and frustration.  But there is little reason to be concerned if you have properly maintained your home and if you have taken prudent measures to repair and document past moisture and mold-related problems.  Still, mold contamination can be nerve wrecking on both sides of the closing table. Let's look at some of the most common pitfalls:

1. Disclose, Disclose, Disclose. Failure to disclose is perhaps the most common problem  that sellers encounter.  Whether it's intentional or not, failure to disclose will cause some major headaches in the future.  Maintain a comprehensive list of all repairs (minor or major).  Pay particular attention to issue involving water damage - even seemingly small problems.  If areas such as wall cavities need to be inspected, prepare to do so long before you list the property (see #3 below).  If you are in doubt whether you should disclose small concerns, don't hesitate... go ahead and disclose.  Disclose everything and don't conceal anything.
2. Make All Necessary Repairs. Before you list the property, be sure to take prudent steps to repair all damage related to water intrusion and mold contamination.  Now is not the time to cover up mold growth with bucket after bucket of paint.  If you suspect a mold problem, hire a professional to investigate.  If a major mold problem is discovered, be sure that professional becomes involved at an early stage.  You don't want to run the risk of cross contaminating other areas of your home.  Remember, a modest expense now can save thousands on the sale of your home or in litigation costs in the future.
3. Document. One of the advantages of paying the added expense of a professional mold investigation and abatement is that you now have sound documentation for future disclosure.  You can demonstrate with confidence that you have taken the steps necessary to identify and repair all known concerns.  Be sure your consultant and abatement contractor provide a detailed account of all work performed (and all important dates).
4. Educate and Cooperate.  After hearing the countless nightmares of moldy home purchases, buyers are becoming much more knowledgeable on mold contamination and the risks it poses to their new home.  As a seller, you too should become aware of your rights and liabilities.  At the same time, respect the buyer's concern without giving into their every whim.  If there is a justifiable reason to suspect microbial contamination, work with the sellers to resolve this issue.  There are right ways to investigate and there are wrong ways to investigate.  Consult with experts to determine your option.  Meanwhile, maintain a positive and constructive dialogue between yourself and the prospective buyers - or the respective real estate agents.
5. Be Willing to Assume Partial Costs. If a legitimate unabated concern exists, either agree to repair the problem before the sale or be willing to assume partial cost for future repairs.  Be sure to agree to limits - signing a blank check is an invitation to financial disaster, especially in litigation matters involving personal injury.  The same holds true for areas that you know have been repaired but clearance testing demonstrates residual levels of contamination.  Was the contamination removed or wasn't it?  It may be impossible to tell with 100% certainty, but if a chance exists, agree to a fair amount for future testing and repairs should the problem resurface.  Clearly, you will want an attorney to review all agreements prior to signing on the dotted line.
6. Perform a Mold Inspection Prior to Listing. The proactive seller will already have the results of a mold inspection in hand prior to listing.  We only recommend this if the property has sustained prior water damage or mold contamination.  Your proactive stance will be viewed as a good-faith gesture.  Be sure to follow through by giving the sellers the opportunity to contact the consultant directly.  As we mentioned above under "tips for buyers", mold inspections for real estate transactions differ from the "typical" mold investigation, namely because invasive inspections (wall or ceiling cavities) are rarely acceptable.  Here are a few protocols that can be performed with minimal damage to the existing infrastructure: visual assessment of all accessible areas, photographic documentation,  moisture assessments, sampling, and review of disclosure statements, maintenance records, and prior abatement or inspection protocols.  The cost of performing a mold inspection will depend on the expertise involved and the type of work performed.   Depending on the location, you can expect to pay between $500 and $1,200 for a mold inspection by a qualified expert.

Whether you represent the seller or buyer, these articles will help guide you through the maze of questions and concerns regarding mold contamination and real estate transactions.

The most important thing you can do is to remain unbiased and professional through the entire process.  Do not take sides on the issue.  There is no denying the controversy surrounding this topic.  But entrenched between hysteria and denial is the fact that mold contamination can pose serious health and structural harm that could affect any homeowner.

As a crucial part of the real estate transfer, the agents play a pivotal role in disseminating objective information about fungal contamination and the related ramifications.  Bias in either direction can only harm your own reputation - at best.  At worse, you can bring needless liability to you and your company.

Molds can be found almost anywhere; it can grow on virtually any substance containing moisture and where some type of food source is present.

Keep interior relative humidity under 50%:

Decrease mold growth by venting bathrooms, dryers, and other moisture-generating sources to the outside; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dishwashing and cleaning.

Dry wet materials right away:

Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth. If you've experienced a plumbing "event", call a professional drying company - the sooner you get it dry the less chance you will have of mold growth.

Prevent condensation:

Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof or floors) by adding insulation.

Avoid carpets in moist areas:

In areas where there is a perpetual moisture problem, do not install carpeting (i.e., near drinking fountains, classroom sinks or on concrete floors with leaks or frequent condensation).

You can minimize or reduce the exposure to allergens by taking the following precautions:

• Wash bedding every week in hot water
• Replace carpet with hard flooring if possible.
• Use allergen free mattress and pillow covers to minimize contact with any dust mites
• Keep upholstered furniture to a minimum
• Use air filters to keep mite particles out of the air
• Try to keep pets outside the house as dust mites thrive on animal and human dander

• Minimize the use of curtains or drapes by using shades
• Use room HEPA filters that may be helpful in removing airborne circulating pet allergens

Clean mold off hard surfaces with water and detergent, and dry completely. Washables should be washed three times in the hottest water. Mattresses, stuffed animals, overstuffed fabric furniture that shows visible mold which has been confirmed by professional environmental lab testing, should probably be discarded. These items can be professionally remediated, however the costs usually exceed the value.

If mold becomes a problem in your home or business, industry standards - IICRC S520 (www.iicrc.org) - advise removal of the mold after the water source/sources are stopped.

Always get THREE QUOTES if you do require remediation. Always test after the remediation and before you close up the project. Always read any contract that you sign - ask who pays for clearance testing if your project fails. Responsible remediators should guarantee clearance or they will pay for further testing.

the eyes, nose and throat and cause headaches, nausea, and damage to the liver, kidneys, and central nervous system. Studies indicate that in people who have asthma, other respiratory conditions, or who are particularly sensitive to chemicals, exposure to VOCs may make symptoms worse. Some VOCs can cause cancer.