Home Inspection Training Class: "Tips on Performing a Mold Inspection"

hello everybody this is a live online class and it’s tips on performing a mold inspection mm-hmm it’s a live online class so if you’re live right now we have about a hundred people registered for the class you can ask questions during this live class and you do that by clicking this icon here let’s see if I can there it is so at the top right corner of your window screen somewhere around there your video screen you should see nine little squares you click one of those and then that gets you to the questions and answers or QA button right there and so you can ask questions at any time and the class doesn’t start for another three minutes so I started the class a little bit early and while I have you let me take you to a URL where we have a registration page for the next upcoming free live online class that’s at Nazi org forward slash webinar that’s an ACH i.org forward slash webinar and if you go there we also have video recordings of past classes previous classes so you can click any one of those and we have many to choose from and there are all online videos and open to everyone so go to forward slash notch org forward slash webinar and there you’ll find all those training videos so officially the class starts in about 1 minute just going over a few things if you wanted to ask questions during the class there is a an icon a 9 square icon at the top right corner right now at this Google hangout event and you click that and you get to the queue a button you can ask questions just a few things you should be able to see me I cannot see you you should be able to hear me a little ho ho I cannot hear you so if you get on you can hear me and see me you can tell me that by using that question-and-answer box and today’s class is live online you can ask questions it will also be recorded at the same link that you use to get here there’ll be a video recording of this class and will also announce it in our monthly newsletter internachi has a monthly newsletter for home inspectors so subscribe to that newsletter and today’s class is about tips on performing a mold inspection my name is Ben I’m from internachi that’s the international association of certified home inspectors world’s largest organization of residential and commercial property inspectors we train and certify inspectors all over the world and if you need to contact me or anyone at internachi go to our contact page and that’s at the bottom there that’s at nachi org forward slash contact and there you’ll find everybody on staff and today we’ll concentrate on the non-invasive visual examination of the readily accessible and installed systems and components listed in the IAC to mold inspection standards of practice what’s that well let’s go there so IEC – it stands for let’s open this up a little bit international association of certified indoor air consultants if you’d like to be a member of IAC – um the application process is fairly easy however you have to be a member of internachi that’s one of the requirements and then there’s some training involved in certification exam you can apply online and the standards of practice are there the mold inspection of the standards our practice

for completing both a complete mold inspection and a limited visual inspection so in most cases if visible mold growth is present sampling is really unnecessary and that’s really true that’s what basically the EPA and a lot of experts say if you see indications of visible mold growth and it’s and there’s moisture intrusion a moisture problem then you really don’t have to sample if it’s small EPA says around 10 square feet or smaller then the homeowner can basically clean it up if it’s bigger than that you should probably hire a professional so a tip on performing a mold inspection is that sampling anybody could sample sampling is easy you get one of these things as a home inspector I actually carry a swab if I see something I had turn around to my client I tell them what I observe indications of moisture intrusion and mold growth and conditions conducive to mold growth we could sample this or it may be unnecessary it’s kind of small so be just be cleaned up which typically requires removal of building materials and if you happen to sample it great we’ll have laboratory results but before regardless of the sampling results and whether or not building materials are removed or not there’s one thing that is most important is critical to performing a mold inspection it’s not sampling anybody could do sampling it’s easy it’s finding moisture it’s the moisture intrusion you need a few things for mold to grow spores they’re all over the place good temperature in between not too cold not too hot need moisture it’s something to grow on some substrate but you need moisture so if you’re good if you’re a good mold inspector you’re actually a great moisture intrusion inspector if you’re interested in additional training internachi has a ton of building science training and mold inspection training we go down to each popular most common sampling device swabs pumps dishes and tools infrared moisture meters invasive non-invasive probes and one of them is this online video course it’s all online and it’s all video and it’s free to every member of internachi see when you’re a member of internachi you join as a member you don’t have to become a home inspector just join as a member when you’re a member of internachi a whole world of opportunity opens up for you you join monthly or yearly and you have access to all of the online training that internachi provides all of it it’s available to a member of internachi so join as a member and this video training course is really good I kind of love it and we’ve got we have really good feedback on it and I do some instructions we actually do a moisture inspection with an infrared camera and moisture we have chief mycologist dr. Shane from Pro lab down in Florida comes out takes a look at all of the components and how to take sampling and we actually do a mold inspection with sampling but in this course we’re going to this class we’re going to do the essentially concentrate on the non-invasive visual examination of the components listed within the standards of practice again if you’re a great mold inspector you’re an awesome moisture intrusion inspector because that’s the most critical part of performing a mold inspection finding moisture if you find mold great you’re gonna fix it there’s one thing you got to do before you fix it you have to fix the moisture problem because we all know that there’s some kind of moisture problem in the home right it could be moisture intrusion or it could be like an interior air quality issue and we have training and certification available if you’re a member of

internachi online and free to members to become a moisture intrusion inspector online training and certification we also have a mold inspector certification a training and certification program and it’s all online and free to members we actually have over 30 certifications to choose from you join as a member you don’t have to become a home inspector but you join as a member you have access to all this training and you pick and choose which program you want you want to be a green building inspector well you just pick and choose that and all that training and certification is online again free online live classes just like this one at notch org forward slash webinar they used to be webinars a mold inspection is valid for the date of the inspection and can’t predict anything in the future right it’s kind of like a home inspection disclaimer because mold conditions because conditions conducive to mold growth in a building can vary greatly over time the results of a mold inspection can only be relied upon for the point in time when I was doing the inspection right who knows what happens tomorrow rain storm could come moisture intrusion could begin 24 hours later you have conditions conducive to mold growth we have a mold waiver which is a document you ask your client to sign and it is free to members you download it you can give it to your client it’s also integrated with our online agreement system and it’s a document that explains to your client you’re doing a home inspection mold is not within the scope of a home inspection and they are not asking you to perform a mold inspection at this time and they have you have it signed now later on after you do a home inspection two years later if they happen to find mold problems in the home you can come to this document and say well you sign the document saying I was performing a home inspection home inspections do not include mold inspections and you asked me not to perform a mold inspection at that time so that may help you and that’s at nazi org /na chi org forward slash mold waiver that’s also a document within your internachi membership account your online account every member has an online account a mold inspection report should include the following describing the moisture intrusion problem because you gotta have that for you to have mold or conditions conducive to mold growth water damage if you see water damage you should put that in the report if you smell odors that could be an indication of conditions conducive to mold growth if you observe mold or indications of mold growth you should put that in an inspection report and then at the end if you do laboratory results if you do a sampling and put the laboratory results in there the most you could say about the laboratory results is that some people are going to be sensitive to mold it’s not like radon radon is pretty much quantifiable there’s a level that’s been drawn mold is not that clear to everyone right so if you find mold your client may be sensitive to that should be cleaned up what you really are concentrated on is the moisture intrusion again if you’re a good mold inspector anybody can sample motor home owners gonna sample mold there’s mold all over but just mold on my shirt mold spores are all over indoor/outdoor there’s concentrated levels there’s lower levels but what’s really important is that moisture intrusion so let’s concentrate on doing a non-invasive visual examination of the readily accessible installed systems and components listed in the standards of practice and they include the roof yeah you have to inspect the roof you don’t have to get on the roof not required during your home inspection you’re not required to step on any roof surface same thing with the mold inspection Siam’s practice you’re not required to get on the roof but you have to inspect it why because there could be a condition conducive to mold growth happening on that roof it could be starting at the roof right yeah that’s got to start where the rain begins hitting the structure inspect this exterior the foundation HVAC attic and

interior of plumbing attic and interior I often find indications of moisture intrusion at the electrical box the panel inside the home moisture follows the overhead conductors coming down maybe into the meter itself into the line into the home so I always take a look at that as well we don’t have to open up any dead front covers so the inspector shall inspect from ground level or eaves the roof covering roof drainage system including gutters and downspouts the vents flashing skylights chimneys and other roof penetrations again if you have any questions you can ask questions at any time and let me go back here before we start and make sure you see that icon the nine square icon at the top right corner somewhere in your window screen you can click that and get to the QA feature that button click that button you can ask questions so let’s do a a mold inspection which starts with the roof you got to inspect the roof I am trained to walk upon the roof surface safely came from the trades installing roofs very familiar with it follow safety procedures so I inspect the roof from the roof yeah let my client know that as well I get real close I’m looking for anything that allows water to penetrate into the building through the envelope through the exterior siding materials through the roof covering materials and here’s one so the roof covering materials is great but this bent flashing apparently was installed afterwards or it leaked after it was installed and they came by and put this band-aid you never goop this is a temporary patch never goop roofing tar in large quantities upon a roof it’s just not unless you have some kind of flat roof right and yeah then you’ll be using this material a lot and it’s cracked there I don’t spend waste really time I’m drawing arrows and circling things in my report I just use my finger real quick and I’m looking at the ventilation I want to make sure that that attic space is ventilated this is a cold cold climate so the roof could use some ventilation and the flashing materials some more patchwork just confirming that there’s step flashing there’s no drip edge that’s in my report I’m thinking of how moisture moves around a building hits the roof slopes away it’s caught maybe not in a gutter system that’s functional it’s gonna take that all that get hundreds of gallons of water during a typical rainstorm away from the building downspouts splash blocks diverted away slope grading around the house and there’s Bennett’s vents on the soffits look also looking around the exterior siding materials looking at how well the water the components are flashed and how the water is diverted away looking for sealant openings any kind of opening in the exterior that it would allow moisture to intrude into the building to enter into the building the gutters need to be cleaned exterior grounds so that’s about it for the roof I take a bunch of pictures I also take a bunch of photographs and video sorry a bunch of images maybe a hundred pictures of the roof almost every step that I take I’m taking a picture of something anything I touch if I’m bending over and looking at something in detail I’m taking a picture of that just extra pictures and then I move on to the next system by the time before I touch the ground I am already done with my roof system and writing the report using a software with a mobile device comes in really handy I don’t have to remember everything that I saw during the inspection mold inspection when I got home or at my home office or or in the truck so I write as I inspect I take pictures as I inspect yep the exterior and grounds that’s the next system for performing a mold inspection an inspector shall inspect the ground from ground level the cladding the exterior siding material is the flashing the trim the exterior doors windows decks stoop step stairs porches railings eaves soffit fascia the exterior grading around the building perimeter and anything that penetrates the exterior siding or covering materials and I take a lot of

pictures while I’m going around and I’m really expected inspecting for sloped grading and I’m imagining how water runs down the building siding looking at all the different components that touch that come in contact with each other see how those different building materials expand and contract differently how masonry comes in contact with aluminum siding they expand and contract differently and I want some kind of sealant right there so there’s been some patching of that sealant at that area and there’s some separation this is a decorative only the brick goes all the way behind but still that could be sealed up I turn on anything that has water supplied to it I can exterior water faucet I don’t turn on off and on shutoff valves but if it’s a faucet a fixture I’ll turn the water on a drip at a faucet can cause a lot of damage if it’s not frost free and it bursts soap and we can have water penetration into the building interior in cold climates ventilation of dryer exhausts is very important that has to be discharged outside and I follow the electric line I tend to follow the electric line through the building materials into the house interior that is sometimes a pathway for moisture intrusion and in this home we actually did have some water coming into the electrical panel and I saw indications observed indications of water intrusion inside the panel you’re not required to remove the dead front cover but I did hear actually caused rust inside the panel again looking at every component of the exterior particularly where different material materials intersect and interact with each other at the entry tread there’s masonry brick that is loose and right there is a great place for moisture to get in under windows I look at the top corners bottom corners in the bottom sill of every window and door it’s the same thing it’s the say it’s a square opening inside the building envelope top corners bottom corners and the sill the bottom part and right there at the door tread is a great place for moisture intrusion so when I’m in the crawl space maybe it’s a slam oh and great I know this is the basement when I’m in the basement I want to go underneath every window at the band rim joist and probe and observe and look maybe measure for moisture looking for any indications of moisture intrusion and under doors and window treads that’s fantastic place to look settlement of things that should be properly sloped away hard services that should be sloped away from the house is important to observe plus it’s also a trip hazard driveways walkways anything it gets water away from the house or it could puddle up so there’s a puddle area in this parking lot if you needed something more than just your images or words and you wanted graphics illustrations internet she provides that and you can download these for your inspection report and here’s one about swales and you can also download it in high-res you can take that every member has access to these illustrations we have hundreds of illustrations available in our gallery so you can grab any of those illustrations and download them for your inspection report some of them are pretty awesome too all of them are pretty awesome yeah so that’s a little tip there for your mold inspection report make the mold inspection report very easy to understand easy to read clear to understand so here we have a question hi David if there is apparent evidence of mold example floor joist flooring in a basement area after slight removal of insulation is it advised to go further with the evaluation and tearing out more insulation to get a general idea of the complete area of mold growth when I would do the word tearing out pops out in your question right so I don’t want to tear out anything what I do is I gently move as if it were my own home I treat it so I have an extendable garden hoe with three tines in it and I use that to extend up and reach probe looking for damage like doing a wood

destroying insect inspection it’s a lot about sound how does the wood component sound it’s the same thing with the moisture intrusion inspection how does the wooden components sound you can almost tell you can’t quantify it but you can always tell the moisture content of wood just by tapping it there’s also a prick test but I try not to do any of that I’m just probing my probe moving insulation and putting it back moving insulation and putting it back moving putting it back it’s kind of like when I’m in the attic I tend to lift insulation look underneath put it back lift and put it back if I find those areas if I find one area I’m gonna left and right up and down it’s usually if it’s a band joist right I’m going where I’m following the floor joist component but sometimes it’s a band seal so it spreads typically along the the length of the wooden component the board water travels that way so it’s spread out that way so I’m looking at the band rim joist it has to jump towards the floor joist and and migrate right so it’s probably not gonna be above my head it’s in the nooks and crannies and corners that I want to look I’m looking for mold right I’m doing a mold inspection but essentially really looking for the condition conducive to mold growth I can sample is very easy but if you have evidence of mold and you show your client this is what I see they will typically say well should I test you can pull out a swab if you like and confirm it do an air sampling if you like but what they really want to know what my clients are really asking me is where’s the water problem right so I don’t tear out my keys like you asked I grab move and put back you never know no one will ever know that I was there that’s how you should handle that I hope I answered your question David so the exterior is really important how does the WHA exterior siding shed divert water away from the structure some exterior siding materials stucco looks like a really great surface but those that system could have a crack that allowed that if you add up the crack it’s a huge hole that allows water to penetrate into the building I inspect the decks because they’re attached I don’t really care about mold or or water stains on the deck itself but it’s really the the ledger board where the deck attaches to the home there should be flashing properly installed this is a common problem in climates where there’s rainfall a lot of rainfall and if it’s and this is coming from Pennsylvania fits in the Northeast and the deck is elevated then it becomes a safety issue as well so you have to juggle these things if you find a ledger flashing that is not properly installed allowing water to penetrate and if you find structural damage caused by that committing component or improperly installed component then you actually have a safety issue you don’t just have moisture or conditions to mold growth conducive to mold growth we actually have a safety issue decks can collapse so there’s a bit of an overlap when you do a mold inspection you could be in a position where you have to comment upon a structural material defect it’s really exciting so I love this business so take a look at the top part of the flashing LED your bored flashing the bottom part you’d see the the bolts and the nuts right you don’t have to be a deck expert but what you’re really thinking about is how does moisture house moisture controlled and here’s another illustration that you could use and your inspection report it’s in our inspection graphics library you can download it in high-res every member of internachi has access to hundreds of these illustrations 3d illustrations so this is just one but we twist this around a little bit and show you all the components you can pick and choose we also have one without any words so you can put your own words in there and there’s um stucco right there that’s cracked but has been repaired so it’s some repair it’s an ugly repair there it’s cosmetic really but what I’m interested in is was there any problems with the deck in the flashing and did this crack happen because of moisture intrusion and what does that mean on the inside of the house now so as you’re going around the

house after you do about a thousand mold inspections you get really good you can remember what you see on the outside and how does that affect things that you observe on the inside do you remember the first defect that we found in this mold inspection do you remember what it was you should say yes roof we found a problem on the roof one of the vent stacks is coming up through the roof and the flashing is in poor condition and allowing water to penetrate into the building interior into the Attic so now in my head can’t wait to get into the Attic I can’t wait to see what’s in the attic maybe nothing that’s part of the mold inspection you have to inspect the roof you do it from the ground any door I’m looking at the top left right corners bottom left right corners and the very bottom the seal the tread where the sliding door slides so that’s in poor shape actually I’m no flashing of just a lot of silicone and I’m looking at the downspouts diverting water away from the house next part of the IAC to standards of practice for performing a mold inspection is the basement foundation crawlspace and structure and you’re required to inspect the basement a foundation basement crawlspace including the ventilation and looking for moisture intrusion so this house was partially vacant mostly vacant so it’s a great way to see everything in the home but I had inspection restrictions at the time of the inspection I want to make sure that I explained that to my client I can’t see through drop ceilings there was insulation stuff that the band rim joist engineered floor joists as you can see there’s a lot of open spaces and it’s very easy to move this insulation and there’s insulation installed on the poured concrete foundation wall and block wall sorry it was all blah it was all block yeah concrete block and as I go around inspecting the foundation I’m also looking for water stains sometimes it’s a bucket or a paint bucket that’s been sitting there for a long time or something from the air conditioner unit the condensate drained but if there are well if there are indications of painting whitewashing on the foundation more particularly the wall that’s underground I’m going to point that out to my client and I’m actually going to take I this is up to you it’s at your discretion that it take temperature readings I like to take the temperature reading of the concrete block foundation wall I want to see if it’s cold if the relative humidity level in the room let’s say this basement room relative humidity in the basement room the 70% and I go over to a foundation wall and it’s freezing cold it’s like 40 50 degrees that is a condition that’s conducive to mold growth you can have condensation developing and all that building science stuff with the relative humidity moisture content and dew point and condensation we have building science courses that help you understand that one of them is comfort and climate the comfort level inside a home relative the climate that’s a really good one indoor air quality is another online course that’s free to all members while I’m doing the inspection I want to get behind any finished wall I want to crawl around I wear kneepads throughout the entire inspection so I can get on my knees around toilets underneath the sink cabinet I’m looking for anywhere anything that looks like a water problem a leak and I want to get on my knees I don’t want to say oh I have bad knees and I can’t get down there I’m going down there so I want to crawl around get behind the walls stick my head in things get in there and there we go so I have a concrete block foundation wall it’s covered with insulation great idea however we have water intrusion through the concrete block foundation and it’s being trapped behind there you stick your hand behind the insulation and it just comes out wet and there’s black indications of mold growth that black stuff right there so I’m pulling back I’m showing my client what we did my client is behind my shoulder I’m taking pictures as I’m inspecting and I’m showing them what I see the fiberglass insulation is actually stuck on the

foundation wall in the corner and on the wall itself and on the block and on the mortar joints and in the corners there’s water intrusion and where it’s easy to get to where it looks nice they they whitewashed it so the seller painted the the wall and to make it look nice great you know there’s some products out there that claim that they can stop water intrusion so I don’t know what’s going on really but all I know is that water is still coming through the problem is outside essentially that’s where the water comes from it’s coming through there’s really nothing you can do on the surface like with paint and so these things are very difficult to describe with words picture’s worth a thousand words so this is a great shot here and even though the grading on the outside of the house could look good there may be impervious soil below the grade that can force water to come back to the foundation wall so even though you have a sloped grade downspouts extending water can travel water can be wikked up hundreds of feet in a building just go right up and we also have a building science training on that and so when you have masonry underground and there’s water on the outside of the building if a masonry is like if it’s if it’s not coated properly it could be like a sponge like a stone set in a bucket of water that whole stone in an hour we’ll just be wet let’s see here so there’s another graphic sorry you can add to your inspection report to help explain what might be going on outside underground and so there’s my extendable hoe I’m pulling insulation away and putting it back I want to look at that remember that dryer exhaust remember the hood on the outside that’s where I want to see I want to make sure that that dryer exhaust is actually blowing through the the wall the exterior wall going outside and not actually blowing behind the insulation which I’ve found in the past take a look at everything this is a little crawlspace underneath the basement landing the stairs I want to take a look above the drop ceiling I take a bunch of shots even video of above the ceiling to make sure that there’s nothing going on there sometimes there could be a leak that isn’t coming through the drop ceiling or the drop ceiling paneling was replaced just before I did my inspection I want to see above there as much as I can but also tell my client that it’s a really restricted limited inspection can’t see everything Oh Mario asks if you take a lot of pictures how many pictures you include in the report and what do you do with the rest there are a couple ways you can handle your images I give them all I’m fairly transparent in my inspections I don’t hold back pictures so I download them I used to download them on CD now I would download them or somehow transform over as a drop I cloud it or something but you can put them on USB so put all your video in all your images on USB you buy a USB for a few dollars in bulk and it’s really nice to have as a gift to your client here here’s all the video and all the images that I took during the inspection in my inspection report you can take a look at a few samples of mine if you’d like I try to put in at least 30 to 60 images but my reports are huge my inspection reports they’re about 50 to 60 pages my room old reports are about half that so images are really important to me and my service it’s particularly my brand my brand is Who I am defines Who I am and how I’m different from all the rest of my competition so I’m known my brand is is includes hundreds of images I take hundreds of images many minutes of video and I provide all those images to my clients and I put as much of those images in my er inspection reports as I can time restricting let’s see where are we we’re still in the basement you can tell

probably in this inspection I’ve spent about an hour yep and I haven’t even gotten to even talking about mold sampling it’s all about inspecting for moisture intrusion heating cooling ventilation let’s take a look the air handler the condensate pump visible ductwork number a representative number of registers air registers central humidifier and the central air conditioning unit well it’s a heat pump unit on the outside I want to make sure that it’s functioning there’s no major problems with it there’s a disconnect it’s set on a base it’s not damaged somewhat level there’s the programmable thermostat great there’s the interior evaporator unit the large line of an air conditioner unit is called watt a large diameter line it’s insulated always insulated the thin line is called what it’s not insulated do you know the difference you know the terminology what’s the large line called so you could answer if you like with your little feature there in the video and I’ll tell you if you’re right or not what’s the thick large diameter line of an air conditioner you know what’s it called the insulated one and what’s the thin one called so I want to make sure that I don’t have any problems with the evaporator so you don’t have to do this but I do pull the front panel off of the coil off the evaporator unit of the air handler I want to see the fins that’s my goal I want to see fins is there any observed indications of dirt there if there’s dirt and a moisture problem could be a great place for mold growth and there it is so I have indications of mold at least it’s dirty black stuff on the fins trying to take a good picture of it it’s differ call to take a good picture of the fins the filter is a great place to look for conditions conducive to mold growth filters should be replaced um that one’s dirty and clogged could cause the evaporator coil to leak condensate the air filter can do a lot of things and there’s the condensate drain pipe and it’s going into the perimeter drain so this is a basement with a floating slab on gravel and there’s a space between the outer edge of the slab floor and the foundation wall a lot of builders just dump the condensate right there not realizing that it’s not going away they’re just adding gallons of water in a concentrated area in the basement and hoping that it drains or evaporates away not sure the plumbing system needs to be inspected it’s kind of like a home inspection right sampling is just a small part of doing a mold inspection so we have to inspect anything with water essentially right main water supply lines drain lines hot water source toilets tubs faucets let’s see so we have Ron’s asks do you remove the evaporator cover for a home inspection also I tend to do so yes I actually do and I wish I had the tool there’s like a six and one here it is so there’s one of my favorites business Stanley but you can get them and so it’s a screwdriver different heads of the screwdriver but right there you can take off the the screws bolts nuts different sizes so and there’s my Phillips it’s my flathead and then there’s another fitting there so I get what the standard size is it’s at a quarter-inch so just take off the front and sometimes I only take off like part of it a lot of it I can’t get off the line suction lines are in the way or evaporator I’m in the condensate lines are in the way so I’ll just pull a little bit get my camera in there because I can’t get my fat head in there I take a picture I’m putting it on micro you know and take another picture and then see what’s going on in there I really like that you’re not required to do you’re not required to exceed the standards of practice if you exceed the standards of practice as a home inspector or a mold inspector is expected that you exceed for every client so if you go over here outside your scope then the judge is going to say well you go outside the scope on every inspection don’t you you can’t limit it so there’s some you’re opening

yourself up to more liability but I do a better job so it’s a give-and-take and there’s a big debate on not exceeding the standard practice any standards of practice succeeding yet and on our form so you can engage with other home inspectors and debate about that online it’s a really good conversation to have with other inspectors and it’s also part of my branding so I exceed the standards of practice in many ways as a home inspector and mold inspector one of them obviously if you’ve been here for the beginning of the classes I walk on the roof but I’m only trained to do so if you’re not trained or comfortable do not do anything that you are not comfortable in doing especially when it relates to safety always be safe be careful with the electrical panel be careful with the water be careful with the roof even ladders you could break your leg from the second rung so careful with tools as well just be very careful and follow the standards of practice especially if you’re new to the inspection business and green and not sure what you’re doing be very safe see where are we we’re still visually inspecting but we’re working on the water water supplied and water I’m drained there’s a water supply coming in water source sometimes the tank leaks no one knows it and then any fixture so I run water at all the bathroom tubs and sinks I push on the tiles you ever have a tile bathroom a shower you push it on the excuse me the tiles it feels loose you go to the plumbing access panel behind it mold water black stuff even open it up and it’s just you can just feel it and smell it yeah after you do a thousand of these inspections you tend to know where to look on some homes oh and one of the tricks of the toilet is my try not to touch it try to wear gloves inside often I don’t but you can use your leg how many things you can use your leg put your foot up against the base of the toilet and use your bottom part of your leg below the knee to move the toilet to see if it moves should be secure I’m not trying to move it I’m just trying to see if it’s loose there’s a little tip there and I’m identifying tiles that are loose so these two tiles are loose I tell my client I can’t tell what’s going on behind the wall at the bottom of a shower door the slider door it’s a really nasty area I don’t really don’t care what’s on the surface outer surface that could be wiped up what I’m really carrying about is the cracks that allow water to penetrate into the building materials that no one can see so I’m trying to figure that one out and if you like you can use two tools that I really like during a home inspection and a mold inspection it has everything to do with moisture intrusion and water leaks that’s my infrared camera that I attached to my iPhone the back of my iPhone so FLIR has come out with a couple of these this one’s for iPhone they have one for Droid and they also have a that’s called C toots it’s an infrared camera it’s on a phone doesn’t attach to a phone but it’s about as big as this which is really cool and then it has a nice screen and you follow up every infrared scan thermography scan with a moisture meter non-invasive invasive probes and it gives you an indication I don’t do any quantification of anything that’s my scope I don’t leave that scope when you quantify things like tell people about the quantify means to give them a number you measure it and give them a number you go into a new realm and you don’t want to be an expert in this business don’t want to be an expert in the inspection industry you want to stay as a generalist within your scope you want to quantify oh you want to qualify not quantify you want to qualify see anomalies on things observed indications I’ve seen this when you start to measure you then start to move towards being an expert start to quantify things and you’re held to a very high standard as an expert it’s a legal term so be careful just want to be an expert great all for it but just be careful you’re in a different realm there’s another system in component attic ventilation insulation so you go up in attic space I crawl up in there sometimes they’re above the Shelf of the bedroom closet but I’m going in and when I get up there I take a look at the ventilation and indications of

conditions conducive to mold growth or observed indications of enter your defect right and we do have indications of moisture intrusion water is moisture is condensing on the sheathing probably in the wintertime there’s a cold climate that sheathing is cold and the relative humidity in the wintertime is really high in this attic because we have the bathrooms exhausting into the Attic so there’s high moisture warm air relative humidity is very high and we have cold surfaces and those two combined I’m high relative high rather humidity with very low temperatures I think it’s their opposite and so you have on the surface of a very cold foundation wall down in the basement remember insulation was sticking to it and also in the Attic we have surfaces cold surfaces and substrate and moisture and high humidity levels and so we have more great indications of mold growth conditions conducive more growth and observe indications of mold and the conditions there’s the roof leak of water stains around that vent pipe that’s been poorly patched so we have water coming in there and we have high moist humid warm air coming from the bathroom vents that are exhausted in the attic and we have indications of Morgoth so that’s all done without sampling I can confirm my observations as a certified mold inspector by sampling for the mold and again as a home inspector I carry this little swab sample you can also carry all of your air pumps and dishes and things like that or you could tell the homeowner maybe it’s for a homeowner who’s living in the home you could do the mold sampling yourself anybody can sample for mold really but if you’re hired to do a mold sample there are standards to follow code of ethics to abide by and it’s really if you’re a great mold inspector you’re an awesome moisture intrusion inspector it’s all about moisture and again graphics so we have moisture condensing on the cold roof sheeting and we did a graphic about this shows you how a light or bathroom fan is exhausted into the attic and how it leaks and it’s a high-definition 3d illustration that members of internachi can download into their inspection reports you go to natchan org forward slash gallery you can’t find these things you can email me I’m on the contact page and I’ll help you find it one of the systems is the interior and when I find moisture leaks in the Attic I tend to see I tend to look for moisture at the ceiling where the wall intersects this so I’m looking at those areas and taking pictures as well as I go around and there’s the dryer exhaust when I make sure that goes outside and I also during a home inspection I also go and take a look at the registers if there’s ductwork Oh awesome we have an answer bill said suction line that’s right Chuck suction line high pressure line J HP line suction very good easy stuff so one of the things that I like to do it’s a little dangerous is I stick my hand on in the ductwork and pull it out I wear PPE this is when I’m wearing gloves and I pull stuff out and it tends to be revealing so sometimes in an old home there’s wood chips from way back when the house was being built 20 years ago there’s still wood and nails in there it’s never been cleaned sometimes I pull that out sometimes it’s dog hair sometimes there are toys in there sometimes there are other things in there I don’t like to pull out and I take a picture of it and I tell my client about what I’ve learned about indoor air quality I take the in internachi online free online indoor air quality course and now I’m able to tell my client about indoor air quality issues take the comfort and climate course tell your client about relative humidity condensation things like that so it’s all about training can’t go further than what you’re trained on run water at the sink there’s always something nasty going on in an old kitchen sink and new garbage disposal I run the dishwasher and then the we

have a great article about recirculating fans hoods over the stoves ideally we want all that stuff to go outside all the bathroom fans exhaust dryer the kitchen should really be exhausting outside and then you could take moisture humidity and temperature measurements as a moisture as a mold inspector and the moisture is really what I tend to focus on because that starts the whole ball rolling without moisture you’d really don’t have mold growth you need that moisture and if you want to take sampling well we made it very easy to decide how to sample a home based upon rooms and conditions and the types of sampling you want to do so we have a mold sampling decision chart and simply yes or no so if you have visible apparent mold you could perform a mold sampling you want to perform yeah sure it’s up to you you can do a mold swab or a tape let’s say you have no visible apparent mold growth but there are visible conditions conducive to mold growth well you can take mold sampling right across the board any kind of sampling indoor air sampling outdoor air carpet and then if you don’t have any mold growth observed indications of mold growth and no conditions conducive to mold growth your client may say well take a sample of the interior air anyways because you can’t see everything you can only report on things that you observe you’re not required to report on everything visible just those things that you observe and Dean a problem all right so we made a bold decision chart for you and that’s in IAC two org Oh Mario do you turn on the dishwasher inspect it yeah anything that has water I tend I run the shower I fill up the whirlpool tub you know anything that has water running absolutely because I think of myself as instead of a mold inspector I really think of myself as a mold moisture inspector it’s really about water water intrusion indoor air quality issues mold has everything to do with being a great moisture inspector not sure what you mean Jay about suggests Oh what recommend what recommendations would you suggest I get it for cleaning or removing would you put this in your report yeah I just refer to the EPA standards in their recommendations if it’s small clean it up you can do it yourself if it’s big hire someone else to do it so that’s basically what I follow the 10 square foot rule and that’s fairly like like this right and just judge it but with your client next to me I want my client with me at all times any inspection or we’re gonna see where their level of comfort is if their eyes are really big and they’re freaked out well you have to adjust according to your clients needs they need to be told maybe they want to buy a home that is like a laboratory perfectly clean you have to set their expectations about being a homeowner homes did degrade and deteriorate right before your eyes without even doing anything to them so it’s all about the homeowner homeownership is a great responsibility it’s all about maintaining the home and one of the things that really kills a home is moisture so a mold inspection is really an opportunity to educate your client about maintaining the home and with a little focus on moisture intrusion advanced inspection training we have an online video course and it’s an excellent course it’s online and free to members and you click the big blue button and your log in and you watch a video on mold inspections we have a moisture intrusion inspector certification program training and certification is all online and free to members we have a mold inspector training and certification program that’s online and free to members we have over 30 different certification programs available to members you join as a member and then whenever you’re ready you choose to be certified you join and you have access to all the training that we provide it’s

online and free and that whenever you feel ready to be certified you log into the certification program at no additional cost you become certified in over 30 different certifications our next free online live class is at that URL notch or forward slash webinar we used to call webinars and we have all of our past webinars and classes at that URL and that is about it I don’t see any more questions that was a free online lab class my name is Ben I’m from internachi that’s the international association of certified home inspectors goodbye everybody talk to you later see you next class