Prestige Home Inspection LLC

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1 Cover Page Prestige Home Inspection LLC IAC2/ESA - Mold Assessment and Water Damage Report 555 W. Brook ave., Client's town MI, Inspection prepared for: Client's name Inspection Date: 10/15/2012 Time: 10:00 am Age: 1951 Size: 1,473 Weather: Overcast with mild 51 degrees. Inspector: Danny Zyrowski National Association of Certified Home Inspectors, (NACHI ) / International Association of Certified Indoor Air Consultants, (IAC ) / Certiified Mold Inspector, Environmental Solutions Association ( ESA) 5036 Fish Lake Road, North Branch, MI, Phone: Fax:

2 1. Inspection Time Site Information Actual Start Time: 9:45 am Approximate Stop Time: 11:30 am Client present during inspection. 2. Weather/Temperature Conditions Overcast with mild 51 degrees - moderate 68% 3. Structure Info. Single family, ranch style home & attached two car garage. 4. Foundation Info. Concrete masonry units (CMUs) are also known as concrete block and cinder block & concrete slab foundation. 5. Structure Details Year constructed; 1951 Approximate living space - 1,473 sq/ft 6. Structure Status Occupied - partial furnished use for vacation home. 7. Payment Payment, cash/check for services. Page 1 of 10

3 1. Mold sampling Mold Sampling Quality air samples were taken using the Z5 cartridge (type bulk) samples were collected. Indoor air sample was taken within the hallway center of the home. An outdoor comparison was taken as a base/control environment which is required by the lab. Sampling methods were followed by the Environmental Solutions Association (ESA) & International Association of Certified Indoor Air Consultants (IAC2) method for conducting quality air sampling. Page 2 of 10

4 Inspection Request, Background 1. Background for Inspection Client contacted Prestige Home Inspection LLC to conduct an indoor air quality testing. Client has concerns due to some health issues for family members. Client reports finding some drain leak issues within the crawlspace that were found during the purchase of the vacation home. Client has some concerns of unsafe indoor air quality. 2. Executive Summary Exterior; * Roof drain system has improper length to downspouts to properly divert roof water shed from the building structure & foundation. * Roof gutters were full of debris unable to properly function normally. * Roof gutter at the house rear has been damage, side of the gutter were bent outward not allowing water to reach the downspout before spilling out towards the foundation. * Areas of the rear yard has negative grade, grade does not slope away from the foundation. * Exterior crawlspace access opening is well below the grade, current conditions along with the gutter issues & grade issues allows water to gain access into the crawlspace interior. Attic; * Signs of a previous fire within the attic, some charred structural roof framing was present. * All areas of the attic rafter framing & roof sheathing has been painted. * Painted areas of the attic has some fungal activity bleeding through the paint in various areas. * Crawlspace interior; * No vapor barrier was present, ground surface in some areas was damp from water seeping from the foundation. * Debris of unused materials were lying on the ground surface, visible fungal activity was present on some wood & cardboard materials. * HVAC cold air return duct system has a large hole in the sheet metal, current conditions will allow the furnace to draw unsafe air from the crawlspace and pass thru the occupied living space. * Structural components, floor joist, rim joist and wood beams has visible surface fungal material present. Various colors were present throughout the structural components. Interior areas; * Most of the original carpet had been removed except for a small area in the hallway. * No visible signs of any water intrusion or damage was observed. * Utility room, some lite surface fungal material was observed on wood cabinet. Page 3 of 10

5 3. Moisture Readings observations Moisture readings were not conducted. Page 4 of 10

6 Inspection Assessment Page 5 of 10

7 1. Assessment / Recommendation Exterior; * Present roof gutter system has areas that need repairs for proper drainage. Downspout extensions should have enough length to ensure the water is directed from the foundation, gutters filled with leaves & debris prevent normal function. Crawlspace; * Due to he high levels of mold & surface areas effective, qualified mold remediation contractor should be contracted for proper cleaning of mold spores & treatment for health & safety concerns. * All structural components, sub floor, floor joist, rim boards & support beams within the crawlspace should be properly cleaned & treated for mold. Various colors were noted, concerns for health & safety due to the visible areas noted. * Unused material items stored on the ground surface such as cardboard, wood and other items should be removed. * All expose ground areas in crawlspaces should be covered with a minimum 6-mil layer of polyethylene sheeting. The edges of this sheeting should be overlapped at least 6 inches. The polyethylene should then be sealed with tape or adhesive at all overlaps, and to walls and to all penetrations in the sheeting. This is a simple measure that helps control ground moisture effectively. * Air Filtration Devices (AFD s) should be mobilized on site, operated under negative pressure and routed to the exterior during the initial cleaning. During final cleaning phase, AFD s should be operated under neutral pressure for a minimum of 12 hours prior to shut down to perform any post remediation testing if conducted. Attic; * Various areas has mold activity present, due to painted areas of the roof structure components, proper cleaning of such areas will be very difficult & costly to remove. If current conditions are left unattended or cleaned, further progression of fungal activity is very likely to spread throughout roofing components. Recommend further evaluation by a qualified remediation specialist for conditions noted. * Daylight could be seen at the chimney flashing, any expose openings can & will allow moisture/water intrusion. Recommend having flashing properly caulk/sealed to prevent possible damage. HVAC system; * Recommend all HVAC ductwork be isolated and sealed off during removal and disinfect activities. Upon completion of cleaning, it is recommended that any forced air HVAC system(s) be professionally cleaned and disinfect upon completion of remediation activities. * Damaged cold air return duct within the crawlspace needs the expose hole properly sealed to ensure proper efficiency for the HVAC system. Interior; ** Indoor air quality was extremely high compared to the outdoors, the furnace is more that likely to be the primary cause for the elevated levels due to the large hole in the cold air plenum within the crawlspace. Recommend obtaining bids for remediation & treatment for health & safety concerns. * Any original carpet remaining should be removed, all interior walls, ceiling and flooring should be properly cleaned for mold spores to ensure a safe indoor environment. Page 6 of 10

8 Disconnected gutter observed at the house rear. Downspout extension does not drain away from the foundation. House rear gutters full of debris. Damage gutter at the house rear, gutter was full of debris. Grade near the house does not slope away from the foundation. Page 7 of 10

9 Crawlspace ground surface was somewhat damp near the access opening. Structure components with visible fungal activity. Fungal activity on structural components within the crawlspace. Several items stored on ground surface. Page 8 of 10

10 Fungal activity on structure floor system. Various colors were present. HVAC cold air duct having a large hole that will allow mold spores to access the occupied living space. Visible fungal activity observed in the attic bleeding through the painted areas. Visible fungal activity observed in the attic bleeding through the painted areas Daylight was observed in the attic near the chimney, flashing repairs needed. Page 9 of 10

11 End Of Report Dear Client's name Thank you for choosing Prestige Home Inspection to inspect your property at 555 W. Brook ave. Client's town, MI, on 10/15/2012. We work hard to provide a professional and informative experience. Danny Zyrowski License No. National Association of Certified Home Inspectors, (NACHI ) / International Association of Certified Indoor Air Consultants, (IAC ) / Certiified Mold Inspector, Environmental Solutions Association ( ESA) Page 10 of 10

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