Sometimes on a pre- mold inspection interview, typically a female client will report odors or health complaints when no one else in the family suspect a problem. It is very interesting to observed how often a women or children's instincts and sensitivity to environmental contamination is correct. For example, on one West Palm Beach mold inspection a client reported that she detected mold odors in a townhouse that she was buying. She reported that she felt sick after remaining in the property for an extended time. Upon entering the property, the inspector initially detected no mold odor and observed no moisture stains just new building material odors.

Later on the mold inspector did detect mould odors in the kitchen not far from the refrigerator. These odors were extremely mild. When questioned about the area where she felt the odors were coming from she reported that she had detected mold odors in the exact same small isolated spot in the kitchen where the inspector detected slight mold odors. Inspection of the wall behind the refrigerator revealed past leaks from the ice maker line and sampling in the wall behind the refrigerator indicated elevated spore levels.

She was right mold & mold odors were present in the kitchen.

In addition and more importantly, all the perimeter walls in every room of the West Palm Beach townhouse upstairs and downstairs were very wet. A moisture meter detected moisture inside every perimeter wall of the entire townhouse. No stains or mold was seen on the walls but all the walls were wet and many of the wettest spots corresponded to defects on the exterior walls. Needless to say,  the client with her sensitive nose and allergies did not buy the property.

During the exterior part of the mold inspection, it was observed that the source of moisture was the result of building defects on the exterior wall. Many dozens of wall penetrations such as storm shutter bolts, electrical conduits, light fixtures, roof overhangs areas and more were observed to be attached on the exterior walls in much higher than normal numbers and moisture on the interior walls corresponded to many of these exterior wall penetrations.

Mold testing of the air revealed no unusual conditions, only testing in one wall behind the refrigerator revealed spores. This shows us that air testing does not always indicate a problem even when a problem exists.

Sampling inside the wet walls was not conducted, the fact that all the walls were soaking wet was bad enough for the buyer and I was not about to drill holes in the sellers walls. I am sure the seller was already unhappy with me for disclosing the fact that the property leaked like a sieve though all the walls looked perfect.




FROM THE ACTUAL REPORT

WALL CONDITION:

Including all the hurricane panel bolts, window, bolts holding the wooden planters, exterior lights, and other attachments on the exterior walls,  the inspector observed approximately 85 penetrations into the exterior walls that could allow water into the walls.  These attachments resulted in minor isolated leakage which is not uncommon.

The inspector used an Survey Encounter Moisture Meter on the moisture meter scale anything above 50 is moist.

The moisture meter detected elevated moisture levels between 60 and 100 on all perimeter walls upstairs and downstairs. This is high.

Moisture levels in all the interior walls were between 0 and 20.  This is normal.

It is likely that the perimeter walls were moist because of the numerous wall penetrations in the exterior walls, allowing water and humidity into the walls. Also,  it was raining excessively during the last several days due to tropical storm Ernesto. It is likely that this condition occurs typically during heavy rain and the walls are likely dry in the absence of heavy rain.

Inspector observed no evidence of mold behind the outlets that were opened.  But eventually this defect may result in mold hidden in the walls if it has not already resulted in mold in the walls. 

Note that all perimeter walls were very moist when tested. This is a serious concern regardless of the presence or absence of mold in the walls, and this condition is not typical or acceptable even during rains. 

 In regards to moisture stains your inspector observed no moisture stains but patches were observed at various areas of the popcorn ceiling downstairs. These appeared to be from past physical damage or even more likely past leaks. These areas were all dry during the inspection and appeared to be from past no longer active conditions. Client reported odors, and reported allergy like symptoms after leaving the property one time in the past. Inspector determined that the odors were from the newly installed building materials such as the Pergo floors. Some new building materials contain and release odors such as volatile organic compounds (VOC's) and others, at high enough levels. These chemicals can result in headaches, dizziness, and allergy like symptoms. If the floor is releasing VOC's or other gases,  they will eventually dissipate.  

The inspector also detected an extremely slight odor near the entrance to the kitchen. Client also reported detecting the odor in the same exact area. This may or may not be a mold odor as the odor was vary mild and was detectable only in an area of a few square foot across. It was just inside the entrance of the kitchen, and was heavily masked by the odors released by the flooring materials.  Spore analysis later indicated very high spore levels in the wall behind this refrigerator.

Inspector observed damaged drywall likely from a past  ice maker water supply line leak behind the refrigerator. This copper water supply line behind the refrigerator was repaired with Teflon tap.  Teflon is not a typical repair material for leaks.  Have condition reviewed and repaired by a plumber.

No mold or mold odors were detected behind the refrigerator but a sample was taken from inside this wall.

The sample from inside the wall behind the refrigerator revealed over 7000 pen asp spores per cubic meter of air in this wall. This is high and is a concern.  This inspector has inspected inside many opened walls with visible mold observed inside the walls, and has inspected many walls with strong mold odors coming out of the wall, yet spore levels inside such walls are sometimes as low as 500 spores per cubic meter of air. 

Spore levels of 7000 inside this wall indicate possible visible mold growth or at least elevated spore levels that should not be ignored.

Remediation recommendations are not part of this inspection report as this was a simple pre purchase inspection for the potential buyer.