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HomeMy WebLinkAboutFile Documents.975 Chatfield Rd.0224.2017 (34).ARBK 1 HealthSafe Inspections Inc 390 Apple Drive Basalt CO 81621 970-920-2100 Jim Baker, ACAC Board Certified CMRS, CSDS MOLD-FUNGUS INSPECTION REPORT DATE: 01/16/2017 CLIENT: Barry Bernsten PROPERTY ADDRESS: 975 Chatfield Road, Aspen, Colorado 81611 2 CLIENT BACKGROUND & CONCERNS: The Client is under contract to purchase the above addressed four-level single family house with attached garage. During the inspection period, a mold inspection was requested to be performed. VISUAL INSPECTION FINDINGS: Jim Baker of HealthSafe Inspections, Inc. (hereinafter, HealthSafe) inspected the property on Tuesday, January 10, 2017. A mold inspection does not only look for visible mold growth, but it also looks for suspected mold where moisture is or has been present. Mold (considered surface growth on organic building materials) and fungi (considered destructive filamentous wet rot or dry rot fungus) requires water activity, that is, any form of water available for an organism’s germination and metabolism. It can be in the form of liquid or vapor. Different species of molds-fungi require different water activities, temperatures and available nutrients, organic nutrients. Without being destructive to current building materials, this inspector points out visible mold-fungus as well as suspected locations due to the visible signs of current or former water in liquid or vapor form Living Room West Wall Facing west out of the living room wall, to the right side there is a drip line from the window sill. Looking at the wall beneath the right or north window it appears that water has migrated through the wall around and underneath the window. Nail or screw pops also indicate moisture swelling-contraction of the building materials. There also appears to be a section with new paint. This can indicate roof leakage from above, or window flashing and leak issues, or both. The only way to know for certain is to be destructively invasive into the wall assembly in and around the living room window. This is a suspect location for mold-fungus. The following photos indicate this location. 3 Above, the red arrow points to the drip line; below, the red arrow points to the indicative water damage to the window sill and trim; the arrow below points to the paint line, the whiter paint to the right being the newly applied paint. 4 The exterior ledge collects snow; it is possible that as the snow or ice melts that the water penetrates the wall system, as a close look at the window trim joints indicates water damage, which always suspects mold-fungus as well. Kitchen Hardwood Flooring There are indications that possibly the hardwood floor has had some moisture in the past due to the crowning and separation of the boards. Directly in front of the refrigerator there are ripples in the floor. If, for example, an ice-maker water supply line leaked in the past (no moisture currently during the inspection), it is possible that mold colonies can be present underneath the hardwood floor boards or the subflooring. Questions to this, or a possible former leak in the kitchen island plumbing may give answer to this. If water has 5 known to have migrated underneath the flooring, this may have to be further investigated for mold contamination between the flooring layers. Photo above in front of the kitchen sink. There is a lower level window which indicates that moisture is able to penetrate from the exterior and cause destructive activity to the window framing and wall. Mold within the wall cavity is suspected by the visible conditions. The baseboard heater most likely is able to heat the wall up so that exterior snow piled in the corner melts and the water is able to migrate into the wall assembly. 6 Bathroom Tub Tiles In one of the bedroom bathrooms on the floor level below the main kitchen-living room area a tub appears to have sunk by the gap between the tiles and the tub. This area is lacking caulking compound to seal out the moisture. The wall tiles are also appearing to detach—an indication that moisture is penetrating behind the tiles into the wallboard which the tiles are affixed to. This is an area of suspect mold. 7 The upper arrow points to missing grout and the loosened tile; the lower arrow points to the gap between the tub rim and the tile with poor caulking. East Bedroom Wall An east bedroom wall against the back side of the hill appears to have had moisture either migrating through the CMU foundation or from above over the top of the foundation. The damage to a drywall/wallboard joint is indicative of moisture intrusion and, of course, suspect mold. Both the horizontal and vertical drywall joints have swollen seams. This is located at the right side of the credenza. 8 Lower Level North Windows On the lower-levels there are north-facing windows that appear to be having issues with either condensation or exterior moisture migration into the wall assembly around the window. It appears that snow piles up on the exterior; as the snow or ice melts, it is able to migrate into these hygroscopic building materials. The wooden window frame wicks up the water, swells, then shrinks—causing the paint coating to crack and delaminate from the wood. This is an area of suspect mold beneath the window. The fabric window covering has some water staining. Drip lines beneath the window are visible. 9 10 Master Bedroom Closet The master bedroom closet has visible water staining on the wall and some ceiling staining. This appears to either be a current or former roof leak. As always, the ceiling and wall(s) where the moisture migrated is suspect for mold, even though mold was not visible on the visible painted side of the wall and ceiling. 11 Lower Level Bedroom Carpet In the lower bedroom with French doors to the south there appears to be exterior water migration into the interior, affecting the floor covering, which is carpet. There is water stains in the carpet. This may have mold underneath the carpet, pad, door threshold and/or nearby walls. Further investigative measure will be required and steps taken to prevent additional moisture intrusion. 12 There is also a water-stained spot in the ceiling which will require further investigation, above this door in the photo directly below. 13 Lower Bedroom Ceiling There are water stains in a lower bedroom ceiling which is most likely from a former roof leak. This area will require invasive-destructive investigation to visually inspect the interior ceiling/wall joint area. 14 Eaves The underside of certain drywalled eaves has indications of water leakage and damage from roof leakage. The uppermost south bedroom has water damage in the eave and drywall; other locations also reveal this. These locations, although not on the interior of the house—proposing a possible exposure issue—do indicate damages. Mechanical-Pantry Closet Ceiling The mechanical room off the kitchen, which also is near the pantry, reveals some water staining and a patch around the flue of the boiler. The floor beneath the boiler also indicates some minor water damage. This is suspect for mold. 15 There is some mice contamination. Whenever there are visible mice droppings, there is also less visible mice urine. Among the deer mice population, they are the vectors of the HANTA virus. There are deer mice in this area; their habitat is sage brush and gambles oak, which surrounds the house on this hillside. One glue trap in the lower mechanical room has a normal house mouse and a deer mouse. HealthSafe recommends that the house be decontaminated of the vermin and prevention measures put in place by a qualified pest contractor. 16 The red arrow points to the deer mouse—brown top and white underside; the yellow arrow points to the house or field mouse—all gray. LABORATORY DATA INTERPRETATION & APPLICATION: No sampling for mold contamination was collected at the time of inspection. HealthSafe recommends that this be done if permissions are granted for the more invasive, destructive investigation of the areas pointed out above. Sincerely Submitted, Jim Baker 17 Current Certifications: Colorado Asbestos Building Inspector (#13437) http://www.cdphe.state.co.us/ap/asbestos/index.html American Council for Accredited Certifications Board Awarded Certifications: 1. Council-Certified Mold Remediation Supervisor (CMRS), current 2005-2017 2. Council-Certified Structural Drying Supervisor (CSDS), current 2005-2017 3. Council-Certified Microbial Investigator (CMI), former 2005-2013 4. Council-Certified Indoor Environmentalist (CIE), former 2005-2013 http://www.acac.org IICRC former Certifications 1990s-2006: 1. Master Textile Cleaner 2. Master Water Restorer 3. Master Fire & Odor Restorer 4. Applied Microbial Remediation Technician MOLD & FUNGUS SUMMARY: Molds are ubiquitous spore-producing fungal organisms which grow on the surfaces of organic materials and bio-films when there is sufficient water activity (the term “water activity” is available water in any form above freezing: vapor or liquid. Symbol: aw ). Filamentous fungi otherwise known as destructive wet and dry rot fungi are fungal organisms that do not necessarily need water activity on the organic nutrient they are feeding on; the source of water can be several feet/meters away. Mushrooms and puff balls are fungal organisms that typically get established on the nutrient source as it decays (e.g., rotting wood or decaying organic soils). Yeasts are also part of the fungal kingdom of biological organisms. Water activity is necessary for all fungal organisms to germinate 18 spores, develop and grow structures, metabolize nutrients, and sporulate or populate. Fungal organisms typically propose no problem to human health with the exception of high concentrations of aerosolized mold spores and fungal particles like hyphae or mycelial fragments which can be respirated. In certain individuals these fungal particles cause allergy-like symptoms, sinusitis, rhinitis, headaches, asthma attacks, etc. Fungal organisms may or may not contain harmful mycotoxins; some mycotoxins are very toxic or poisonous to the human body. Microbial volatile organic compounds (mVOCs) are the musty odors associated with metabolizing molds. Both mycotoxins and mVOCs can cause adverse neurological symptoms in high concentrations such as headaches, dizziness, confusion and nausea. mVOCs are present only when the mold has sufficient aw to excrete digestive enzymes and metabolize nutrients, producing the gas or musty odor. Ingestion of toxic levels of fungi is rare in humans. Dermal or yeast conditions can be acquired by healthy individuals. In extreme cases those with compromised immune systems can acquire serious fungal infections in living tissues in the respiratory system or cutaneously. ALLERGY SUMMARY: In simple terms of a very complex cascade of events, allergens are typically proteins or chemical compounds which cause an immune cell response. Allergens, particular protein chains or chemical compounds, can be in many things: animal saliva, animal fur and hair, plant and animal oils, insect parts and fecal pellets, mold spores and fungal structures, pollens, cosmetics, metals, foods, enzymes, man-made products and chemicals. A very reactive immune cell is called a mast cell. Mast cells are found in great number in connective, subcutaneous, gastrointestinal and mucous membrane tissues. Once the allergen comes in contact with the sensitized cells, among other things mast cells release a cytokine called histamine (hist=tissue; amine=amino acid, histidine). The pre- programed cells (inherited genetically or mass-produced during an infants' first exposure to an allergen) are immunoglobulin E (IgE – antibody of allergy) primed cells. When an allergen presents itself by way of ingestion, inhalation, injection or contact in a Type I Allergy response, a cascade of histamine is released causing inflammation to tissue cells. This inflammation of cells can restrict tissues in the respiratory system (sinuses, throat, bronchi and smaller bronchial tubes, and lung tissues). It can also cause inflammation in other tissue cells, such as the skin or intestines. This allergic response often causes secretions of fluid from glands in the eyes, nasal passages and other respiratory tissues. It can produce many hyper-reactive responses from hives to headaches. Allergic reactions can cause sneezing, itching and pain. One common hypersensitivity is an asthma attack, a restrictive dilation of the bronchial tubes causing wheezing and difficulty in breathing. In individuals with compromised immune systems, the elderly or infants, those on anti- rejection drugs from transplant surgeries, AIDS victims or other certain conditions, some fungal spore exposure can result in lung infections: Aspergillosis, Histoplasmosis, Crypstococcosis, Blastomycosis, Coccidiodomycosis, Pneumocystis pneumonia, Mucormycosis or Zygomycosis. 19 IAQ SUMMARY: Individuals in developed countries occupy indoor environments the majority of their lives. Therefore, indoor air quality (IAQ) is of great concern, as the time of exposure is quantifiably much more than any outdoor environment for most adults, especially those whose jobs or careers are performed in buildings. Those in underdeveloped countries deal with poor IAQ mostly by the burning of fuels inside their abodes which have poor ventilation and fresh air exchange. IAQ is a term used to denote the quality of the respirable air as typically compared to the outdoor ambient air. Poor indoor air quality can affect humans in adverse ways resulting in illness, disease, allergy and asthma response, compromised immune systems, neurological problems and poor quality of life. Organic or inorganic gases, organic or inorganic solid particles or bio-aerosols and odors can all contribute to the matrix of respirable air indoors. There is much to be said about sick buildings and building related diseases—oftentimes attributable to poor IAQ. The smaller the particles, the more deeply they reach the recesses of the lungs, some reaching the alveoli and the gas exchange directly into the blood stream. Radon, an inert odorless gas can cause lung cancer due to its atomic particles impacting lung and esophageal tissue with such force that it kills or alters the DNA of those cells—thus taking away the normal defensive or attritional mechanism of cells which will divide into other damaged cells eventually resulting in the development of cancer cells. A building with a matrix of contaminants in the air can affect several different individuals in different ways, depending on the sensitivity of each individual to whatever that contaminant might be. The obvious concern would be the concentration of each contaminating particle in a given amount of air and that translated into the dosage of exposure to whichever contaminant each individual may be sensitive to. Some individuals in a house or commercial building may be quite sensitive to a given contaminant, whereas others may have no sensitivity at all. It is the job of the IAQ professional to investigate and sample for those contaminants based on developed hypotheses following all the information gathered and after confirmation is concluded to provide a remediation protocol.