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Code of Ethics:

In accordance with  , ESA (Environmntal Solutions Association) and the (American Indoor Air Quality Council) AmIAQC code of ethics ; Guaranteed Property Inspection and Mold Investigation, Inc. (GPI) investigates and tests for mold/microbials/allergens only, we do not remove or remediate mold, nor do we have any financial relationship with remediation companies, real estate or insurance companies. You can be assured therefore that GPI has no incentive to find mold in order to charge fees for mold abatement, or sell you air cleaning products that have not been verified by scientific research. Beware of "mold" remediation companies / "mold experts" that offer to both test and remediate mold problems, or sell you air cleaners amd other products; these sales tactics are considered a conflict of interest in our profession. Unfortunately there are some companies that are using scare tactics to charge unwarranted fees for mold testing or remediaton that may be based on non-existent mold contamination and health claims. Be sure to investigate all "mold" company claims with the Better Business Bureau, past customers, your physician and professional certification associations such as AmIAQC.

Mold intervention is a scientific work in progress, beware of individuals that claim to have unproven and non-scientific interventions such as mold dogs, ozone treatments, heat treatments, miracle mold killing solutions or biocides. Even with lax government oversite, a number of these companies have been fined by the Enironmental Protection Agency. Often times however, they re-appear with a new company name and product claims the use a legal loop hole to continue ineffective and potentially un-healthy services.

Mold Investigation Standards of Practices:

Guaranteed Property Inspection and Mold Investigation, Inc. (GPI) follows the Standards of Practice for the assessment of indoor environments for mold contamination of the Environmental Solutions Association  , IICRC S520 Standard and Reference and the Indoor Environmental Standards Organization (IESO) respectively.
Mold investigation is a scientific work in progress, as a result, GPI follows current and evolving best practice standards and protocals for all investigations.

Mold Investigation Description:

Professional best practice recommends that mold investigations begin with a comprehensive property inspection. GPI mold investigations are conducted by Steve Zivolich, M.A., a Certified CREIA Inspector (CCI) of the California Real Estate Inspectors Association (CREIA), and ASHI certified inspector (American Association of Home Inspectors).
In addition, the GPI inspector is a nationally Certified Microbial Investigator (CMI). The CMI title is a national board certified designation by the American Indoor Air Quality Association, AmIAQC, The CMI certification requires extensive experience in mold investigations, successful completion of a full day exam, national board review of work products, ongoing training requirements, and ethical standard compliance. The CMI designation by AmIAQ is recognized by the California Department of Health and most insurance companies.

Mold Inspection Descriptions:

Limited: i.e. single area
The limited or single area inspection is to detect the presence of mold or other microbials such as bacteria or allergens in client defined area(s) of the home. This service provides a fast and economical method to determine if mold is present. This is a cost effective inspection for a buyer in escrow.
The inspection includes: A visual inspection of the area of concern and a determination of the source of contamination, as well as recommendations for interventions to stop the microbial growth. In addition, the following tests are conducted: moisture meter tests, laser particle test (measures invisible air particles that can indicate general air quality of the area), thermal imaging (allows thermal inspections of non-accessible wall areas that may have moisture or signs of past moisture).
A written on-site report of this investigation can be provided to the client. This report will provide recommendations for mold sampling that can be submitted to a certified microbiologist to determine the kind of mold, bacteria or allergens present.
If samples are approved by the client, a microbial remediation plan will be provided for the client. This report plan is required by any certified mold remediation company to remove the mold safely and effectively.
Types of testing include: Direct sample (if a mold like substance or stain is visible; this will tell us the type of molds present, this is the minimal test recommended); air quality testing (this tells us the quantity of mold spores present in the air; this is the vehicle for mold and allergy reactions).
The limitation of this service is that other sources of mold may be present in the home.

Whole House:
The value of this service is that it identifies, determines cause and provides correction recommendations for the presence of mold or other microbials such as bacteria or allergens in all area(s) of the home.
The inspection includes: A visual inspection of all areas of the home including specific areas of concern and a determination of the source of contamination, as well as recommendations for interventions to stop the microbial growth. In addition, the following tests are conducted: moisture meter tests, laser particle test (measures invisible air particles that can indicate general air quality of the area), thermal imaging (allows thermal inspections of non-accessible wall areas that may have moisture or signs of past moisture).
A written on-site report of this investigation can be provided to the client. This report will provide recommendations for mold sampling that can be submitted to a certified microbiologist to determine the kind of mold, bacteria or allergens present.
If samples are approved by the client, a microbial remediation plan will be provided for the client. This report plan is needed by any certified mold remediation company to remove the mold safely and effectively.
Types of testing include: Direct sample (if a mold like substance is visible; this will tell us the type of molds present, this is the minimal test recommended); air quality testing (this tells us the quantity of mold spores present in the air; this is the vehicle for mold allergy reactions).

Clearance Inspection and Testing:
The clearance inspection and testing is designed to determine the success of microbial remediation efforts.
The inspection includes: A visual inspection of the containment area. In addition, the following tests are conducted: moisture meter tests, laser particle test (measures invisible air particles that can indicate general air quality of the area), thermal imaging (allows thermal inspections of non-accessible wall areas that may have moisture or signs of past moisture).
Two air quality testing samples are collected in the containment area and compared to an exterior baseline air test. The air samples are submitted to certified microbial laboratory for testing and initial determination of remediation success. Based on the results of the inspection and laboratory testing, a clearance report is produced for the client.


GPI Preliminary Whole Property Mold Investigations Include a visual non-instrusive examination of:

Grounds: Grading, Drainage, Water supply, Sprinklers;

Structure: Exterior, Walls, Decks, Foundation;

Roof: Surface, Flashings, Gutters, Attic;

Heating/Cooling: Air Handler, Air Intake, Ducts, Carbon Monoxide Test;

Interior: Surfaces, Kitchen, Laundry, Water Heater, Bathrooms, Plumbing


Mold Investigation Testing and Instruments:

GPI utilizes state of the art investigation instruments including the most advanced infrared imager that offers a non-invasive means of diagnosis of invisible plumbing and building envelope moisture problems.

In addition an  Airborne Particle Counter is used to determine the presence of invisible particles that can be an indication of mold contamination. HHPC-6.

The airborne particle counter is a sophisticated laser based instrument that measures airborne particles in mold spore size ranges which are far too small to be seen, but may have a serious impact on air quality and therefore personal health and safety. The HHPC-6 also tests the relative humidity readings in the structure to determine the potential influence on mold growth.
Moisture meters are also utilized at all accessible areas of suspected moisture instrusion into the property. Mold must have moisture levels above 15% to grow; GPI uses both a pin based and pinless moisture meter for suspect areas to avoid false negative findings.
HVAC systems are tested for abnormal Carbon Monoxide levels with a carbon monoxide sensor. Abnormal carbon monixide readings can impact air quality and relative humidity levels which could impact mold growth opportunity and the health of occupants.

Mold Sampling

As a result of the preliminary mold investigations, additional mold sampling options are available to determine the specific type of mold(s) present as well as the quantity of the contamination. Mold samples are analyzed by a degreed microbiologist at an ISO/IFC 17025 accredited laboratory. Based on laboratory results GPI produces a comprehensive remediation protocal report for mold abatement. Lab results can be produced within a 24to 48 hour period.

Surface Sampling

When mold is visible, direct surface sampling is recommended. This sample method can determine types of molds present, however it is not an accurate measure of quantity of airborne mold spores present at the time of testing.

Air Quality Testing

Air sampling is necessary to quantify the amount of mold spores in the air at the time of the inspection.
Air testing is also recommend for clearance testing at the conclusion of all mold remediation procedures.







For more information on Mold and a home owners guide visit the epa website: EPA