Building Type: Residential Home
Primary Complaint: Home Mold Issues
Project Number: 101031

Relevant Project Info:

General Information

• Prospective buyers have had mold issues in their previous home, and want a pre-purchase inspection to ensure the subject property is free from growth or conditions conducive to growth.

Furnace / HVAC

• The home is equipped with a high-efficiency gas furnace located in the crawlspace.
• Slight natural gas odor noted near furnace gas supply line.
• No recent service tag noted.

Recommendations

• It is recommended that all gas furnaces be serviced annually, during this service the technician can also evaluate the gas odor noted.

Living Room:

• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 49.2%     Temp: 68.4F     CO2 = 384ppm     CO = 0ppm

Dining Room:

• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 47.6%     Temp: 68.4F     CO2 = 392ppm     CO = 0ppm

Kitchen:

• Kitchen range exhaust hood is functional and appears to duct correctly to the exterior.
• No obvious plumbing leaks noted.
• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 46.6%     Temp: 69.2F     CO2 = 335ppm     CO = 0ppm

Hall Bathroom:

• Bathroom exhaust fan is old and likely inadequate (50CFM unit), and may not be rated for installation inside of a shower stall.
• Bathroom floor is carpeted.
• No obvious plumbing leaks noted.
• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 44.4%     Temp: 69.6F     CO2 = 389ppm     CO = 0ppm

Recommendations

• The exhaust ventilation in this area is inadequate, it is recommended that a Panasonic Whisper Green 80CFM exhaust fan be installed and set to run at 40CFM continuous flow, and for 60 minutes at 80CFM once motion-sensor has been activated.
• Carpet is not recommend for installation in high humidity areas, and should be removed and replaced with an appropriate hard surface.

Laundry Closet:

• Moderate corrosion noted on the water supply piping to the washing machine.
• Dryer ducting slightly kinked.
• No exhaust fan currently installed.
• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.

Recommendations

• Exhaust fan installation is recommended, but would not be necessary if a continuous flow exhaust fan is installed in the adjacent bathroom.

Office:

• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 69.0%     Temp: 42.5F     CO2 = 325ppm     CO = 0ppm

Bedroom 1:

• Pet door installed through wall, may be a source for cold air or moisture intrusion.
• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 41.6%     Temp: 69.0F     CO2 = 323ppm     CO = 0ppm

Recommendations

• Appropriate insulate and seal pet door if continued use is not intended.

Master Bedroom:

• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.
• RH: 44.5%     Temp: 68.5F     CO2 = 348ppm     CO = 0ppm

Master Bathroom:

• Bathroom exhaust fan is installed and functional.
• No obvious plumbing leaks noted.
• No increased moisture content noted in tested building materials.
• No significant visible mold growth observed.
• No suspicious temperature differentials noted on inspection with FLIR.
• No obvious signs of water damage.

Attic:

• No low venting in original section of attic.
• New ridge venting installed.
• Hall bathroom exhaust fan installed, but vents into attic.
• Minor amount of rodent feces noted.
• No mold growth observed.
• No obvious roof leaks.

Recommendations

• Hire pest-control specialist to resolve all rodent issues, and determine the extent of contamination and possible need for insulation removal.
• Consult with roofing contractor or home inspector on the need for soffit venting in the center portion of the attic.
• Hire roofing contractor to install an appropriate dedicated roof jack with a 4” collar to ensure bathroom exhaust vents fully to the exterior.

Crawlspace:

• Sump pump located in this area was tested and found to leak at water exhaust line.
• Under-floor cavity appears adequately insulated.
• Vapor barrier appears adequate.
• Some natural gas odor noted at furnace.
• No furnace service tag noted.

Recommendations

• Hire appropriate contractor to resolve leaking sump waste line.
• Hire licensed HVAC contractor to service furnace and evaluate gas odor.