Home Inspection Blog - Page 2 of 30 - Guaranteed Property and Mold Inspections, Inc. Home Inspector

Indoor Air Cleaning

June 25, 2018 By Joseph Gutierrez

Indoor air cleaning systems is one of the most commonly used methods for controlling indoor air pollution and the spread of mold. The other two methods are source control (eliminating or minimizing the source of the pollution) and ventilation. Both portable air cleaning units for room-size applications and in-duct devices/filters that are installed in the HVAC system are readily available in the marketplace. Typically, these air cleaning units have filters that need to be replaced periodically, and it is important to note the age of filters in your system and replace as needed. For in-duct devices/filters, they could be implemented primarily for removing pollutants from outdoor air, in which they would be installed at the outdoor air intake, or for removing pollutants and mold spores from recirculated indoor air. These air cleaners use various air cleaning technologies, such as filtration, adsorption by activated carbon, photocatalytic oxidation, or a combination of them.

Air cleaning technologies are designed to remove either particulate pollutants or gaseous pollutants (i.e., VOCs). Therefore, it is important to know the target pollutants to be removed and identify the appropriate air cleaning devices.

Note: that these air filters should be changed as needed and not on a timely basis. We always recommend that air return filters be changed with and allergy rated disposable filter to help improve indoor air quality.

EPA is continuing research on DNA mold test.

June 12, 2018 By Joseph Gutierrez

The EPA is continuing research on DNA mold test that will be suited to screen homes for mold. Based on published data from Environmental Protection Agency (EPA) researchers, the Environmental Relative Mold Index (ERMI) test has been developed as a research tool to evaluate the potential risk of indoor mold growth and associated health effects. Mold and its health effects present a growing concern for home owners, physicians, real estate professionals and home buyers.

Because the ERMI was developed using a nationally representative sampling of homes, the EPA and HUD researchers believe that one can compare any newly sampled home in the United States to ERMI, and assess the home’s mold burden relative to the national sampling of 1,096 homes (i.e., lowest 25 percent, highest 25 percent, etc.).

Using ERMI protocols, targeted mold species are to be quantified bio-chemically. Mold species are divided into two groups by the ERMI. The first group of 26 indicator species represents molds associated with water damage, while the second group represents common indoor molds. The ERMI report includes the detection and concentrations of 36 specific mold species along with the combined ERMI value itself. The overall ERMI measurement provides a rank of the “moldiness” to compare the results to a national scale. An ERMI score is also used in conjunction with individual mold species quantification’s to determine mold conditions.

EPA researchers have applied ERMI in childhood asthma studies in cities across the United States, including Cincinnati, Chapel Hill, Detroit, Boston, Kansas City and San Diego. The studies have found higher ERMI values in homes of asthmatic children compared to controls. The EPA readily acknowledges that MSQPCR and ERMI are research protocols and have not been validated or peer reviewed by EPA for public use. Ongoing research by Dr. Richie Shoemaker M.D. and others show promising mold illness patient outcomes utilizing ERMI testing data.

Proper Drainage System.

May 31, 2018 By Joseph Gutierrez

The importance of a proper drainage system for your home is crucial. A proper drainage system will help keep water from soaking into the building and potentially damaging the interior and structural components.

Having a proper drainage system will help in reducing the risk of mold growth inside the structure. If a proper drainage system is not installed water can deteriorate the roof surface allowing moisture into the interior which can impact the structures ceiling causing mold growth. Microbial growth damages standard building materials and can also threaten the health and well being of individuals inside.

Proper roof drainage is especially important for flat roofs.

Flat roofs do not have the pitched sections of a traditional roof, so it is harder to direct the water off the roof. Despite the relative difficulty of guiding water from a flat roof, a well-engineered one is able to drain the water efficiently. Even though a flat roof does not appear to have a slope to it, a properly constructed flat roof surface will have a slight angle built in to direct the water pooling on it towards the drain and gutter system.

Not only it is important for your home to have a proper drainage system, it is also crucial that you have your gutters and drains cleaned as needed!

Last week while conducting a comprehensive mold inspection, we were on top of the flat roof where we observed a well complete roof drainage system which was constructed to direct water off the roof and away from the structure. The issue was that the clients drains were completely clogged allowing water to pond on the roof and eventually resulted in water deteriorating and penetrating the roof which caused moisture damage and mold growth at their homes ceiling.

Water is can penetrate your home through the smallest of openings. Taking the time to ensure your home is protected should be a priority. It is important to maintain and correct the your homes drainage system to avoid water damage.

Tree and Planter Dangers.

May 14, 2018 By Joseph Gutierrez

All About tree and planter dangers.

Trees and planters are generally a desirable feature of home landscaping, tree and planters can pose a threat to buildings in a number of different ways. Trees and planters installed too close to your structure can cause damage to the foundation or to the exterior wall causing stucco or cladding deterioration which is an easy access for moisture into your homes interior. In addition:

Roots can sometimes penetrate a building’s foundation through pre-existing cracks.
Large root systems that extend beneath a house can cause foundation uplift.
Roots can leech water from the soil beneath foundations, causing the structures to settle and sink unevenly.
Leaves and broken branches can clog gutters, potentially causing ice dams or water penetration into the building.
Tree roots can potentially penetrate underground drainage pipes, especially when they leak. Water that leaks from a drainage or sanitary pipe can encourage root growth in the direction of the leak, where the roots may eventually enter the pipe and obstruct its flow.

Recently we completed a mold inspection where a large tree and planter was installed next to the clients home. The tree was visibly touching the clients home as well as the planters soil was covering the entire weep screed and covering about 4 feet of the exterior wall. This poses a large risk for moisture intrusion. Soil and plants hold water and the longer that water impacts the exterior wall the greater risk for moisture intrusion. In this specific inspection, the tree in addition with the soil, had penetrated the exterior wall causing moisture intrusion to the interior also causing mold growth at the entire garage wall.

To make matters worse the area of the mold contamination had spread to a common shared wall with the master bedroom. The client had reported feeling very sick and suffering other symptoms related to mold exposure. We quickly found this source so that the client could begin mold remediation and start there journey to a healthy home.

If you suspect mold in your home or are weary of the indoor air quality of your home call Guaranteed Property and Mold inspections at 949-230-6800. You will have a FREE phone consultation with a CERTIFIED mold inspector, we can have a CERTIFIED mold inspector to your home the same day to assess your property.

Direct Bonding of Standard CSST

May 11, 2018 By Joseph Gutierrez

Direct Bonding of Standard CSST

Direct bonding is required for gas piping systems incorporating standard (yellow) or uncoated CSST whether or not the connected gas equipment is electrically powered. This requirement is provided as part of the manufacturer’s instruction for single-family and multi-family buildings and required by the 2009 and later editions of the National Fuel Gas Code, the International Fuel Gas Code and the Uniform Plumbing Code. A person knowledgeable in electrical system design, the local electrical code and these requirements should specify the bonding for commercial applications.

Standard CSST installed inside or attached to a building or structure shall be electrically continuous and direct- bonded to the electrical ground system of the premises in which it is installed. The gas piping system shall be considered to be direct-bonded when installed in accordance with the following:

The bonding conductor is permanently and directly connected to the electrical service equipment enclosure, the grounded conductor at the electrical service, the grounding electrode conductor, or to one or more of the grounding electrodes used. When an additional grounding electrode(s) is used for the gas service, it shall be bonded to the electrical service grounding electrode system or, where provided, the lightning protection grounding system. For single and multi-family structures a single bond connection shall be made on an accessible rigid piping component or CSST fitting located downstream of the utility gas meter or second-stage LP regulator. The bonding clamp attachment point may be at any location within the gas piping system. However, the shortest practical bonding wire length will improve the effectiveness of the direct-bond. The corrugated stainless steel tubing portion of the gas piping system shall not be used as the point of attachment of the bonding clamp under any circumstances. (Fig. 1, 2)

The bonding conductor shall be no smaller than a 6 AWG copper wire or equivalent. The bonding conductor shall be installed and protected in accordance with the National Electrical Code, NFPA 70, (NEC) and Canadian Electrical Code CSA- C22.1 (CEC). Bonding/grounding clamps shall be installed in accordance with its listing per UL 467 and shall make metal-to-metal contact with a rigid pipe component or CSST fitting. This direct-bond is in addition to any other bonding requirements as specified by local codes for ground fault protection.

The 2015 edition of the National Fuel Gas Code, International Fuel Gas Code, and Uniform Plumbing Code limits the length of the bonding conductor to 75-ft. When there are no local code requirements for the length of this conductor refer to the manufactures instructions or the NEC / CEC for guidance regarding the permissible length of the bonding conductor.

BONDING WIRE

BONDING CLAMP

*PIPE NIPPLE

*Pipe components must be made from steel, galvanized steel, black iron, copper and/orbrass.

Manufactures of black jacketed CSST products which have been tested and listed to ICC-ES LC 1024, “CSST Utilizing a Protective Jacket”, may not require or include in their instructions the additional direct-bonding step that is required with standard (yellow) CSST products. However local codes may be more restrictive and may differ frommanufacturer’s requirements. Local codes take precedence and must be adhered to.

What are Water Damaged Buildings?

May 11, 2018 By Joseph Gutierrez

What are Water Damaged Buildings?

There are many ways buildings become home to a toxic mix of microbes, fragments of microbes, and harmful chemicals. Buildings can promote the growth of fungi, bacteria, mycobacteria and actinomycetesas a result of construction defects like poor ventilation and HVAC systems; faulty construction of crawl spaces or inadequate building design; using failed technologies like flat roofs or fake stucco cladding without adequate caulking; incomplete basements exposed to saturated ground water conditions; or not correcting water intrusion/leaks; or remediation that doesn’t clean as its final requirement.

Today we completed a comprehensive mold inspection in Orange County where the client reported suffering symptoms related to mold exposure but could not get down to the root of the issue. We began the inspection and right off the bat noticed a defective flat roof system with signs of poor drainage and a neighboring tree impacting the clients home and foundation. The tree roots appeared to be growing under my clients home which opens the possibility for moisture intrusion and probable mold growth. Soon after, the inspection led us to the garage where we discovered the entire garage wall moisture damaged and covered in mold (which my clients bedroom shared a common wall with the area of contamination).

We discovered that the flat roof was allowing moisture penetration along with the neighboring tree causing structural damage. Mold knows no boundaries! If moisture intrusion occurs in your home it takes as little as 24 hours for mold to grow.

At Guaranteed Property and Mold Inspections we specialize in finding the SOURCE! If you feel you may have been exposed to mold in your home contact us at 949-230-6800 for a full home assessment.

Sick Building Syndrome? What Is It?

April 23, 2018 By Joseph Gutierrez

What Is Sick Building Syndrome?

The sick building syndrome comprises of various nonspecific symptoms that occur in the occupants of a building. This feeling of ill health increases sickness absenteeism and causes a decrease in productivity of the occupants.
Occupants of a building experience acute health- or comfort-related effects that seem to be linked directly to the time spent in the building.

Symptoms related directly to Sick Building Syndrome (SBS) Include:

Headache, dizziness, nausea, eye, nose or throat irritation, dry cough, dry or itching skin, difficulty in concentration, fatigue, sensitivity to odors, hoarseness of voice, allergies, cold, flu-like symptoms, increased incidence of asthma attacks and personality changes.

Most symptoms and complaints subside soon after leaving the contaminated building, although lingering effects of neurotoxins can occur.

There are various factors that can degrade indoor air quality and cause SBS; the following factors can be directly responsible for Sick Building Syndrome:

Chemical Contamination’s
- The most common contaminant of indoor air includes the volatile organic compounds (VOC). The main sources of VOC are adhesives, upholstery, carpeting, copy machines, manufactured wood products, pesticides, cleaning agents, etc. Environmental tobacco smoke, respirable particulate matter, combustion byproducts from stove, fireplace and unvented space heater also increase the chemical contamination. Synthetic fragrances in personal care products or in cleaning and maintenance products also contribute to the contamination.
Biological Contamination’s
- The biological contaminants include pollen, bacteria, viruses, fungus, molds, etc. These contaminants can breed in stagnant water that has accumulated in humidifiers, drainpipes and ducts or where water has collected on ceiling tiles, insulation, carpets and upholstery.

Recent scientific research by the EPA has shown that indoor air quality is far worse than the outside air. Other research indicates that people spend approximately 90 percent of their time indoors. Thus, for many people, the risks to health may be greater due to exposure to air pollution indoors than outdoors.

In conclusion, people who may be exposed to indoor air pollutants for the longest periods of time are often those most susceptible to the effects of indoor air pollution. Such groups include the young, the elderly and the chronically ill, especially those suffering from respiratory or cardiovascular disease. Here at Guaranteed Property and Mold Inspections we take your families health very serious and one of our highest priorities. If you suspect that your home or office is making you sick please call us at 949-230-6800. We have fully inspectors that can complete a full assessment and Indoor Air Quality (IAQ) testing of your home or office to discover the source of contamination. We can develop a complete remediation protocol to help you on your journey of creating a Healthy Home!

When You Should Consider a Mold Inspection!

April 17, 2018 By Joseph Gutierrez

When you should consider a mold inspection! A common issue with mold in your is most of the time you do not know where it is. Mold likes to hide in dark areas of the home. Most people notice an earthy mildew smell within their home and think nothing of it while others begin to feel sick and just don’t know why. Long exposure to mold can lead to negative health conditions that can worsen overtime. Some conditions include:

Causation of new asthma
Asthma attacks in those who already have asthma
Allergic rhinitis (sneezing, congested nose, or runny nose)
Upper respiratory symptoms, such as stuffy or congested nose or sinuses, sore throat, or irritated nose or throat
Lower respiratory symptoms, such as wheezing, difficulty breathing, shortness of breath, or cough
Respiratory infections such as acute bronchitis
Eye irritation (burning, watery, or reddened eyes)
Eczema and skin rashes or irritation

If you feel that you may have mold in your home or that the indoor air quality of your home has been compromised it might be time to consider a comprehensive mold inspection by a certified mold inspector. Having a comprehensive mold inspection will help expose the areas of contamination in your home. You can also utilize a variety of mold sampling techniques that will help identify the type of mold, level of contamination and the possible health related risks associated with the mold detected. If you feel you may be exposed to mold or mycotoxins please contact Guaranteed Property and Mold Inspections at 949-230-6800 for a free phone consultation.

How to Prevent Mold in Your Home.

April 9, 2018 By Joseph Gutierrez

If you have an allergy that occurs over several seasons, you may have a mold allergy. Molds live everywhere.

Outdoor molds may cause allergy symptoms in summer and fall (or year-round in some climates)
Indoor molds may cause allergy symptoms year-round

Mold spores get into your nose and cause allergy symptoms. They also can reach the lungs and trigger asthma.

Indoor molds grow in areas in your home where there may be extra dampness. To prevent mold and mildew in your home, you need to remove sources of water or dampness.

Improve air flow through your rooms. Due to outdoor allergies, you may need to close your windows this time of year. To keep air flowing, move furniture away from walls and keep inner doors open. Run a fan in rooms that may be prone to mold.
Use exhaust fans in your kitchen and your bathrooms. Exhaust fans remove moist air from your home and vent it outside. If you do not have an exhaust fan, open the window to let moist air out when you shower or cook.
Use central air conditioning or a dehumidifier.
- Central air conditioning with a HEPA filter attachment can help trap mold spores from your entire home. Freestanding air cleaners only filter air in a limited area. Look for the asthma & allergy friendly® Certification Program Mark on these filters. The mark lets you know you are getting products scientifically proven to be suitable for those with asthma and allergies. Avoid devices that treat air with heat, electrostatic ions or ozone.
- An electric dehumidifier removes moisture and keeps humidity in your house below 45 percent. Drain the dehumidifier regularly and clean the condensation coils and collection bucket.
Fix any leaks quickly. Fix plumbing leaks in your kitchen or bathrooms. Repair roof leaks and roof gutters. Clean out your gutters to remove leaves and debris. When gutters are full or damaged, it can cause leaking into your home.
Remove sources of dampness. Each room in your home may have a different source of water. Review our room-by-room guide on how to reduce mold in your home:
Make sure water drains away from your home. Rainwater needs to drain away from your home. Make sure your gutters are not full. The ground around your home should slope slightly down and away from your home. Remove dead leaves and vegetation near your home’s foundation.

If you suspect mold in your home and are unsure of the source or location please do not hesitate to call Guaranteed Property and Mold Inspections at 949-230-6800. Our certified mold investigators are specialized in detecting mold and moisture sources and will help you on your journey to a mold free home.

The Importance of Repairing Fireplace Cracks!

April 2, 2018 By Joseph Gutierrez

After conducting a few home inspections this past month I began to start noticing a pattern. Upon inspecting the fireplace two major issues stood out in each home I inspected:

High heat caulking was missing at the gas line.
Cracks at the firebox within the fire place.

Both of these defects pose a severe hazard. This condition can result in excessive heat entering the surrounding wall which poses as a fire hazard. Your fireplace comprises of three parts: the firebox assembly or combustion chamber, the fireplace opening and the hearth. If you spot a cracked brick or mortar along the firebox walls or interior chimney lining, it must be repaired immediately. The NFPA ranks cracks or other signs of deterioration within the firebox assembly as a fire hazard. Cracks are sometimes caused by mortar joints that may be too wide, allowing oily deposits called creosote to wedge inside and behind these narrow openings. Creosote buildup may also form along the firebox walls. As a result, flying sparks can re-ignite creosote and cause deadly fire outbreaks. The NFPA lists creosote buildup as the No. 1 cause of chimney fires.

Here are a few solutions to consider:

If you have a firebrick fireplace, use mortar high in calcium and lime in motor joints no larger than 0.25 inch. Apply fireclay mortar, which has a high fire resistance and can result in joints 0.125 inch in width or less. Portland cement can also be used to patch up cracks. Carefully chisel out cracked mortar in the firebox, and shape thin strips of fresh mortar into the joints. Avoid smearing or applying cement or fireclay over old mortar. Surface-coated or smeared mortar will likely not stick to the fireplace’s sooty surface. Back walls with broken bricks should be rebuilt with new fireclay or firebrick material.

Guaranteed Property and Mold Inspections, Inc.

2372 Morse Ave. Suite 257 Irvine, CA 92614

Office: (949) 239-3727

Indoor Air Cleaning

EPA is continuing research on DNA mold test.

Proper Drainage System.

Tree and Planter Dangers.

Direct Bonding of Standard CSST

What are Water Damaged Buildings?

Sick Building Syndrome? What Is It?

When You Should Consider a Mold Inspection!

How to Prevent Mold in Your Home.

The Importance of Repairing Fireplace Cracks!