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It is common for a Florida mold inspector to observe obvious conditions such as evidence of roof leaks or AC condensation leaks. Upon a detailed building investigation, the inspector occasionally finds that the more obvious water intrusion conditions have little or nothing to to with the actual mold or indoor air quality problems at the property. Below is a summary page from a Florida mold inspection we conducted where moisture intrusion from past no longer active roof leaks or past no longer active AC condensation leaks were suspected of being the cause of serious mold problems. A detailed building investigation revealed that the source of moisture that caused mold was mostly if not all the result of building defects on the exterior rear wall. It is important to diagnose the correct cause of the mold problems because the wrong diagnosis will result in the mold returning after remediation.
Extremely important!! Have a qualified repair person seal the many openings on the exterior of the walls, most were on the East walls. Also, have a roofer repair the Roof to AC condenser supports, and have the defective leaky bathroom windows replaced. Prior to any remediation, always correct all conditions that have contributed to excess moisture or humidity at the property. Extract any excess water from the property, and remove excess humidity with a professional dehumidifier. Humidity must be maintained between 30% and 50% in the work area. Your inspector is not responsible for mold that returns after remediation due your failure to have any and all required humidity and moisture repairs completed.
The inspector observed areas of the roof where water may enter. This was the areas where the roof mounted Ac units connect to the roof. See photo section of the report for details.
Other than the AC unit connection points, this mold inspector observed no obvious visible conditions that would indicate serious problem conditions with the roof at time of inspection. The roof was not old or weathered. This is a mold inspection and not a roof inspection. For more in-depth information regarding the condition of this roof, consult a roof inspection report.
No moisture was observed but the inspector did observe mold on the rear East wall, the mold was hidden behind the wall paper in the womens bathroom and the mold had a granny appearance. This mold is likely chaetomium or pen asp mold.
Aspergillus like mold was growing on the wall of the mens bathroom and was found behind the mirror. The mirror likely prevented air movement and drying and thus resulted in visible mold on this wall. The same type of condition occurred behind much of your wallpaper in the mens room because the wallpaper prevented drying.
The Florida mold inspector also observed behind wallpaper in 50% of all the areas where wallpaper was peeled. This includes mold behind the wallpaper on the kitchenette wall near the bottom of this wall, mold behind wall paper to the left of the window in the records storage room, behind wall material at base of wall across from mens room, behind wall paper in the womens room, and on the wall behind the mirror in the mens room. The West side of the building was not part of this inspection, however mold was observed on the wall under the window in the front most office opposite the reception area. The only reason this was visible is because the wallpaper had previously been removed from under this window.
Expect other areas of the perimeter walls to have hidden mold under the wallpaper primarily around windows and light fixtures that are attached to the exterior walls because these can leak. We can inspect the rest of the building for a fee if requested.
Most areas could not be inspected for mold because of filing cabinets and wallpaper but additional mold may be hidden on various other perimeter walls especially on the East walls.
The reason for the mold was thought by the client to be from roof leaks, or AC condensation leaks. But it was observed by this Florida mold inspector that many pipes and other items attached to the exterior wall outside this East wall area have allowed humidity and rain water to enter the East wall. Photos show gaps between the junction of the exterior wall and the pipes and other attachments, to make matters worse the East exterior wall is covered with thick vinyl like wallpaper. Whenever any moisture leaks into the East wall, this wallpaper traps the moisture and facilitates the growth of mold. This is very common and is more responsible for the mold problem than the roof.
The roof was walked and found to be fairly new and free of weathering. The inspector did observe a few areas under the roof mounted AC condenser units where the roof may leak and result on stains at the ceiling. These areas of the roof should all be repaired by a qualified roofer. Also, the AC unit in the ceiling above the East wall have leaked condensation in the past but the primary cause of mold is the moisture penetration at the walls, and the heavy wallpaper trapping moisture in the walls, resulting in mold growth. Do not let the obvious stains from past roof leaks or from past condensation pan leaks fool you into overlooking the real source of the moisture that caused mold ( attachments on exterior wall and heavy wallpaper )
Another source of moisture for mold growth was humidity from the windows in the bathrooms. These windows were open about an inch and each time we have heavy rains or hurricanes humidity and rain blows in. This is why mold was much worse in the bathroom, as the open windows were in the bathrooms. These windows appeared to be defective and past due for replacement.
The only active moisture detected in the walls at the time of the inspection was in the East wall of the mens restroom and in the east wall of the womens rest room. These were the restrooms with visible mold.
Inspection of the ceiling voids during heavy rain today indicated no leakage from the roof, or AC condensation pans. The ceiling leakage appeared to come from past leaks.
This Florida mold inspector recommends having a roofer review and repair the roof around the AC condenser units, and having a qualified repair person review the exterior walls. The roofer needs to seal all the openings on the exterior east wall, as well as on other walls such as around the light fixtures on the front wall.
After the repairs have been made, have a remediator remove all the drywall and wallpaper from the East wall of the building. See remediation section of the report.
Remove all remaining wallpaper in the building and if mold is encountered have a professional remediator proceed with remediation in the additional areas. Other areas of this building were not part of this inspection may or may not have serious mold problems.
Do not re apply wallpaper over any walls in this building.
Also the windows in both bathrooms were open, this allows little rain and lots of humidity in these windows. They appeared defective. Replace the windows and keep the new windows closed.
Please see the many close up photos of some of the penetrations on the exterior East wall. Note that in many of the photos gaps can be seen between the penetrations and the wall, these gaps are almost guaranteed to allow rain water into the wall. Based on this mold inspectors experience such leakage is not a remote possibility, but a common defect that often allows water into walls and often results in mold in walls. If you repair the roof and AC condensation leaks and do not seal all these tiny openings, your expensive mold problem will return.
When on the roof the mold inspector observed the supports for the AC condensation units were very rusted & tar was weathered. Have a roofer review these roof mounts under the AC units as they may result in leaks.
Close up photo of the wallpaper mold shows many tan dusty spots. These are mold colonies. Closer examination reveals the colonies to be made of even smaller dust like grains. These tiny grains under the microscope are not mold spores but are spore producing clestotheicum or spore producing conidiaphores,
In either case, it all means very large concentrations of allergy causing mold spores ready to burst into the air. This is not the so called toxic black mold / stachybotrys that many people are concerned with, however, health complaints should be expected if this mold is not removed by a professional remediator.
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