Because of the sometimes simple, yet often complex nature of moisture intrusion problems and humidity issues in our area it is not unusual for a South Florida Mold Inspector to initially observe conditions that appear to have caused a mold problem such as a leaky roof. However, with patience, mold testing, and a detailed building investigation and mold inspection, it may be determined that additional unrelated less obvious conditions may be the primary source of moisture that caused severe mold growth. In the following inspection report summary page, the inspector describes obvious moisture stains from past roof leaks and past AC unit condensation pan leaks. What was less obvious but much more important were many hidden active leaks resulting from numerous defects on the exterior walls. It was these defects at the exterior rear walls that were the cause of almost all of the buildings severe hidden mold problems.
EXTERIOR FACTORS
EXTERIOR
ROOF CONDITION:
The inspector observed areas of the roof where water may enter. This was the area 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. Keep in mind that this is a mold inspection and not a roof inspection. For more in-depth information regarding the condition of this roof, consult a roof inspector report.
INTERIOR AREAS INSPECTION
MOLD INSPECTION
OBSERVATIONS
No moisture was observed but the inspector did observe mold on the rear East wall. The mold was hidden behind the wallpaper in the womens bathroom. The mold had a gritty or grainy appearance and is likely Chaetomium or pen asp mold.
Mold was growing on the wall of the mens bathroom. This mold was behind the mirror. The mirror likely prevented air movement and drying and thus resulted in visible mold on this wall. It is the same type of condition occurred behind much of your wallpaper in the womens room because the wallpaper prevented drying.
Mold was 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 was detected behind the wallpaper to the left of the window in the records storage room, behind wall material at base of wall across from mens room, behind wallpaper 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 client thought the mold was caused by roof leaks, or AC condensation leaks. However, it was observed by this South Florida Mold Inspector that many pipes and other items attached to the exterior wall outside this East wall area had 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 and 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 exterior wall may have leaked condensation in the past but the primary cause of mold is the moisture penetration at the walls as well as 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 bathrooms since 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 men's restroom and in the east wall of the women's restroom. 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 inspector recommends having a roofer review and repair the roof around the AC condenser units. Also, have a qualified repair person review the exterior walls and 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 completed, 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. Replacement of the windows is needed. Keep the new windows closed.
If professional mold removal also known as mold remediation is needed, then information on mold removal will be in the remediation section of the report. Other general conclusions and important information can be found in various other parts of this report.This is just a summary of the inspector's findings. It is very important that you read the entire document.
In Conclusion, if you need an inspection firm that will look past the obvious, and try to determine the cause and origin of mold or moisture problems in your South Florida home or building please contact is.
