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MOLD INSPECTIONS – STUDIO CITY

The purpose of this standard is to provide standardized procedures to be used for a mold inspection. There are two types of mold inspections described in the IAC2 Mold Inspection Standards of Practice:

(1) Complete Mold Inspection (Section 2.0)
(2) Limited Mold Inspection (Section 3.0)

Unless the inspector and client agree to a limitation of the inspection, the inspection will be performed at the primary building and attached parking structure. Detached structures shall be inspected separately.

A mold inspection is valid for the date of the inspection and cannot predict future mold growth. Because conditions conducive to mold growth in a building can vary greatly over time, the results of a mold inspection (examination and sampling) can only be relied upon for the point in time at which the inspection was conducted.

A mold inspection is not a home (property) inspection.

A mold inspection is not a comprehensive indoor air quality inspection.

A mold inspection is not intended to eliminate the uncertainty or the risk of the presence of mold or the adverse effects mold may cause to a building or its occupants.

Complete Mold Inspection

The inspector shall perform:
a non-invasive visual examination of the readily accessible, visible, and installed systems and components of the building (listed in Section 4.0 Standards of Practice) moisture, temperature and humidity measurements (refer to Section 4.8 Moisture, Humidity, and Temperature) mold samples according to the IAC2 Mold Sampling Procedures (refer to Section 5.0 IAC2 Mold Sampling Procedures)

The inspector shall report:

  • moisture intrusion,
  • water damage,
  • musty odors,
  • apparent mold growth, or
  • conditions conducive to mold growth;
  • results of a laboratory analysis of all mold samplings taken at the building; and
  • any system or component listed in Section 4.0 Standards of Practice that were not inspected and the reason(s) they were not inspected.

Limited Mold Inspection

The limited mold inspection does not include a visual examination of the entire building, but is limited to a specific area of the building identified and described by the inspector. As a result, moisture intrusion, water damage, musty odors, apparent mold growth, or conditions conducive to mold growth in other areas of the building may not be inspected.

The inspector shall describe:
-the room or limited area of the building in which the Limited Mold Inspection is performed

The inspector shall perform:
-a limited non-invasive visual examination of the readily accessible, visible, and installed systems and components located only in the room or limited area (as described in previous Section 3.1).
-mold samples according to the IAC2 Mold Sampling Procedures (see Section

IAC2 Mold Sampling Procedures)

The inspector shall report:
– moisture intrusion,
– water damage,
– musty odors,
– apparent mold growth, or
– conditions conducive to mold growth; and
– results of a laboratory analysis of all mold samplings taken at the building

Standards of Practice

Roof
I. The inspector shall inspect from ground level or eaves:
A. The roof covering.
B. The roof drainage system, including gutters and downspouts.
C. The vents, flashings, skylights, chimneys, and any other roof penetrations.

II. The inspector is not required to:
A. Walk on any roof surface.
B. Predict the service life expectancy.
C. Perform a water test.

Exterior and Grounds
I. The inspector shall inspect from the ground level:
A. The cladding, flashing and trim.
B. Exterior doors, windows, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias.
C. The exterior grading surrounding the building perimeter.
D. Items that penetrate the exterior siding or covering materials.

II. The inspector is not required to:
A. Inspect underground drainage systems.
B. Window well drainage
C. Inspect defects not related to mold growth or moisture intrusion.

Basement, Foundation, Crawlspace, and Structure
I. The inspector shall inspect:
A. The foundation, basement, or crawlspace including ventilation.
B. For moisture intrusion

II. The inspector is not required to:
A. Operate sump pumps with inaccessible floats.
B. Inspect for structural defects not related to mold growth or moisture intrusion.

Heating, Cooling and Ventilation
I. The inspector shall inspect:
A. The air handler, circulating fan, and air filter.
B. The condensate pump.
C. Readily visible ductwork.
D. Representative number of supply and return air registers.
E. The central humidifier.
F. The central air conditioning unit.

II. The inspector is not required to:
A. Inspect the air conditioning coil if not readily accessible.
B. Inspect the condensate pan if not readily accessible.
C. Test the performance or efficiency of the HVAC system.
D. Inspect the interior of ductwork system.

Plumbing
I. The inspector shall inspect:
A. The readily visible main water line.
B. The readily visible water supply lines.
C. The readily visible drain, waste, and vent pipes.
D. Hot water source.
E. Fixtures such as toilets, faucets, showers and tubs.

II. The inspector is not required to:
A. Test the showers and tubs by filling them with water
B. Test whirlpool tubs, saunas, steam rooms, or hot tubs.
C. Inspect for plumbing defects that are not related to mold growth or moisture intrusion.

Attic, Ventilation & Insulation
I. The inspector shall inspect:
A. Insulation.
B. Ventilation of attic spaces.
C. Framing and sheathing.

II. The inspector is not required to:
A. To move, touch, or disturb insulation.
B. Inspect for vapor retarders.
C. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.

Interior
I. The inspector shall inspect:
A. The walls, ceilings, floors, doors and windows.
B. The ventilation in the kitchen, bathrooms and laundry.
C. Whole-house ventilation fans

II. The inspector is not required to:
A. Inspect for interior defects that are not related to mold growth or moisture intrusion.

Moisture, Humidity, and Temperature
I. The inspector shall measure:
A. Moisture of any room or area of the building that has moisture intrusion, water damage, moldy odors, apparent mold growth, or conditions conducive to mold growth.
B. Humidity of any room or area of the building (at the inspector’s discretion).
C. Temperature of any room or area of the building (at the inspector’s discretion).

 

Purpose of the following standard is for standards of both mold inspection for both complete mold inspection and limited mold inspection.

Unless the inspector and the client agree on the limitation, the inspection will be performed primary building and any attached structures.

Mold inspection is valid from the day of the inspection, cannot predict future mold growth. Most conditions conducive to mold growth in the building including condensation, air flow, or otherwise, results in the mold examination and/or sampling can only be relied upon for a point in time in which the inspection was conducted, not for any future or past problematic issues or otherwise.

Mold inspection is not a home inspection. A mold inspection is not comprehensive indoor air quality inspection or necessarily includes testing or otherwise. A mold inspection is not intended to eliminate uncertainty of risk of presence of mold or adverse effects of mold, and may be caused to the building or otherwise.

A complete mold inspection will include a non-invasive examination of readily accessible and visible installed systems and components of the building.

Also, moisture and temperature and humidity measurements may be taken at the same time. Also, mold sampling may or may not be done during inspection or by an add-on of the third party mold testing company.

The inspectors should include moisture intrusion, water damage, muster odors, and apparently mold growth and/or conditions conducive to mold growth. Any results of any laboratory analysis or otherwise are taken both either air samples, wall samples, or anything done with the wall cavities, other crawlspaces or otherwise may or may not be included either the inspector himself or an additional third party mold testing company.

A limited mold inspection does not necessarily include a visual examine of the entire building but a limited or specified area of the building or home, identified and described by the inspector. Sometimes these are done based on previous mold tests or other results and/or the following:

A. The moisture and water intrusion, water damage, muster odors, apparently mold growth is limited to one area of the home, and the other areas of the building do not need to be inspected.

The inspector shall describe the room or limited area in which the limited mold inspection is performed. The inspector shall also perform a limited non-invasive visual examination of readily available visible installed systems component materials in each room as listed.

The mold inspector shall report water intrusion, moisture intrusion, water damage, musty odors, apparently mold growth, or other areas conducive to mold growth and then report thereof.

Many times during these investigations an infrared camera or what measuring equipment is used.

Mold Inspections Part Two

During this investigation using the equipment list above, many areas can be looked at including roofing flashings, roof coverings, walking surfaces, deck surfaces, flashings, gutters.

This includes general cladding, sliding window trims stuck over otherwise, surface Evault, sealants and waterproofing coatings, weather proofing otherwise on the property.

This can also include inspection of underground draining systems, window well drainages, door frames, basements.

Inspection can also take place verifying existence of any degree in the HVAC system. Air handler, venting, or otherwise, including the air handler where the filters are normally at. And then deducting if there’s any further inspection that needs to be handled from there.

Items that the mold inspector does not do:

He may find a plumbing leak, but plumbing repairs are to be done by the plumber. That is not required. Inspector’s not required to inspect air conditioning foil, or HVAC system, or deduct if any of that is in good form or otherwise.

Inspector’s not required to test the showers or tubs by filling with water or otherwise and check in any way, any problems with sealants, caulking’s, tubs, toilets, or otherwise.

Each and every investigation should usually be discussed between the owner, of the property, and the company or inspector to be joined in the investigation thereof for the limitation or the extent for what the expectation is during the investigation.

Prices for these investigations vary depending on area, time to do the inspection, extents in whether it’s limited or full inspection, travel time, follow-up information or otherwise i.e. real estate investigations or otherwise.

Please note that all real estate investigations were used during properties to be sold or in escrow otherwise should always be noted to the inspector of the company upfront, because this is looked at as a situation that must require being paid for the inspector’s time and is over and above just coming and doing an investigation for the purposes of the proposal or otherwise

Purpose of the following standard is for standards of both mold inspection for both complete mold inspection and limited mold inspection.

Unless the inspector and the client agree on the limitation, the inspection will be performed primary building and any attached structures.

Mold inspection is valid from the day of the inspection, cannot predict future mold growth. Most conditions conducive to mold growth in the building including condensation, air flow, or otherwise, results in the mold examination and/or sampling can only be relied upon for a point in time in which the inspection was conducted, not for any future or past problematic issues or otherwise.

Mold inspection is not a home inspection. A mold inspection is not comprehensive indoor air quality inspection or necessarily includes testing or otherwise. A mold inspection is not intended to eliminate uncertainty of risk of presence of mold or adverse effects of mold, and may be caused to the building or otherwise.

A complete mold inspection will include a non-invasive examination of readily accessible and visible installed systems and components of the building.

Also, moisture and temperature and humidity measurements may be taken at the same time. Also, mold sampling may or may not be done during inspection or by an add-on of the third party mold testing company.

The inspectors should include moisture intrusion, water damage, muster odors, and apparently mold growth and/or conditions conducive to mold growth. Any results of any laboratory analysis or otherwise are taken both either air samples, wall samples, or anything done with the wall cavities, other crawlspaces or otherwise may or may not be included either the inspector himself or an additional third party mold testing company.

A limited mold inspection does not necessarily include a visual examine of the entire building but a limited or specified area of the building or home, identified and described by the inspector. Sometimes these are done based on previous mold tests or other results and/or the following:

A. The moisture and water intrusion, water damage, muster odors, apparently mold growth is limited to one area of the home, and the other areas of the building do not need to be inspected.

The inspector shall describe the room or limited area in which the limited mold inspection is performed. The inspector shall also perform a limited non-invasive visual examination of readily available visible installed systems component materials in each room as listed.

The mold inspector shall report water intrusion, moisture intrusion, water damage, musty odors, apparently mold growth, or other areas conducive to mold growth and then report thereof.

Many times during these investigations an infrared camera or what measuring equipment is used.

Mold Inspections Part Two

During this investigation using the equipment list above, many areas can be looked at including roofing flashings, roof coverings, walking surfaces, deck surfaces, flashings, gutters.

This includes general cladding, sliding window trims stuck over otherwise, surface Evault, sealants and waterproofing coatings, weather proofing otherwise on the property.

This can also include inspection of underground draining systems, window well drainages, door frames, basements.

Inspection can also take place verifying existence of any degree in the HVAC system. Air handler, venting, or otherwise, including the air handler where the filters are normally at. And then deducting if there’s any further inspection that needs to be handled from there.

Items that the mold inspector does not do:

He may find a plumbing leak, but plumbing repairs are to be done by the plumber. That is not required. Inspector’s not required to inspect air conditioning foil, or HVAC system, or deduct if any of that is in good form or otherwise.

Inspector’s not required to test the showers or tubs by filling with water or otherwise and check in any way, any problems with sealants, caulking’s, tubs, toilets, or otherwise.

Each and every investigation should usually be discussed between the owner, of the property, and the company or inspector to be joined in the investigation thereof for the limitation or the extent for what the expectation is during the investigation.

Prices for these investigations vary depending on area, time to do the inspection, extents in whether it’s limited or full inspection, travel time, follow-up information or otherwise i.e. real estate investigations or otherwise.

Please note that all real estate investigations were used during properties to be sold or in escrow otherwise should always be noted to the inspector of the company upfront, because this is looked at as a situation that must require being paid for the inspector’s time and is over and above just coming and doing an investigation for the purposes of the proposal or otherwise

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