Home Inspection Services

Sunday, February 9, 2014

If a Home Inspector Misses Something - www.onesourceinspection.com

If a Home Inspector Misses Something

by Nick Gromicko and Kenton Shepard
 
 

It’s not good to miss something on an inspection, but, because they're human, sooner or later, every home inspector is going to miss something. But, believe it or not, this can actually be turned into a good opportunity.
One of the measures of an inspector’s ability is the gravity of the miss. Did they miss a structural issue which was easily visible and will cost $15,000 to correct, or was it a saturated desiccant strip in a double-pane window which may be apparent only under certain conditions? The former is not the good opportunity.
The good opportunity is the chance to turn a negative circumstance into a positive opportunity.
Was it Really a Miss?
Inspectors are sometimes accused of missing something clearly disclaimed in the home inspection contract, especially when they're following InterNACHI's Standards of Practice, such as air-conditioning performance.  That's why it's a good idea to include the SOPs in the appropriate section of the inspection report.
As inspectors, we each need to do our best to ensure that, before the inspection begins, the client has a realistic idea of what is and isn’t included. We need to educate our clients.
In addition to giving a brief verbal description of the inspection and its limitations, refer your new clients to a “New Clients” page and include web links to InterNACHI's Standards of Practice, the inspection contract (also developed by InterNACHI), and a “Systems Excluded” page detailing what’s not typically included as part of the General Home Inspection. This page may also mention that you offer some of the stated exclusions as ancillary inspections, if that's the case.
You want clients to read the contract.  Ask your clients to read, then FAX or e-mail you signed copies of the contract and the "Systems Excluded" pages. InterNACHI’s online agreement system includes a feature which allows clients to sign and return your contract electronically. Some contract requirements may vary by state.
 
The first line in InterNACHI's standard home inspection contract explains that it is not an inspector's duty to find every defect: 
"INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material."
And you should also consider providing your client a copy of InterNACHI's Now That You've Had a Home Inspection book.  It will protect you from future claims.
 
Was the "Miss" Handled Well?
If you do miss something, there are times when you have to simply admit your mistake, make an apology, and get on with it. There are also times to demonstrate why you haven't made a mistake, but always graciously offer to make things right anyway, and convert the situation into a marketing opportunity. There are also times which will require you to take a position and stand fast because there are a number of situations in which others involved in the transaction may be motivated to make the inspector the fall guy.
Which approach to use involves judgment, and that’s what it finally comes down to in home inspections. This is true not only for handling mistakes, but also in evaluating the limitless combinations of home systems and components, and all the grey areas in between, for which an inspector finds him or herself forced to make a decision that they may be called upon later to defend in court.
As an inspector, good judgment is one of your most important tools, and it’s a skill which can be learned. Reading the InterNACHI message boards will help you sharpen this skill painlessly by allowing you to learn from the mistakes and experiences of other inspectors. In addition to providing education, the boards offer inspectors a chance to become part of the world's largest international inspection community that offers opportunities and support during the difficult times many inspectors face in breaking into the industry.


From If a Home Inspector Misses Something - InterNACHI http://www.nachi.org/inspector-miss.htm#ixzz2socFjT8G

Home Inspection Reports: What to Expect - www/onesourceinspection.com

Home Inspection Reports: What to Expect

by Nick Gromicko and Kenton Shepard
 
 
Influenced by the changes in the economic and legal environments over the past 30 years, home inspection reports have changed to accommodate increased consumer expectations, and to provide more extensive information and protection to both inspectors and their clients.
 
Development of Standards
 
Prior to the mid-1970s, inspection reports followed no standard guidelines and, for the most part, there was little or no oversight or licensure. As might be imagined, without minimum standards to follow, the quality of inspection reports varied widely, and the home inspection industry was viewed with some suspicion.
 
With the founding of the American Society of Home Inspectors (ASHI) in 1976, home inspection guidelines governing inspection report content became available in the form of a Standards of Practice. Over time, a second, larger trade association, the International Association of Certified Home Inspectors (InterNACHI), came into existence, and developed its own standards.
 
InterNACHI has grown to dominate the inspection industry and, in addition to its Residential Standards of Practice, it has developed a comprehensive Standards of Practice for the Inspection of Commercial Properties.  Today, most types of inspections from mold to fire door inspections are performed in accordance with one of InterNACHI's Standards of Practice.
 
As a consumer, you should take the time to examine the Standards of Practice followed by your inspector. If he is unaffiliated with any professional inspection organization, and his reports follow no particular standards, find another inspector.
 
Generally speaking, reports should describe the major home systems, their crucial components, and their operability, especially the ones in which failure can result in dangerous or expensive-to-correct conditions. Defects should be adequately described, and the report should include recommendations.
 
Reports should also disclaim portions of the home not inspected. Since home inspections are visual inspections, the parts of the home hidden behind floor, wall and ceiling coverings should be disclaimed.
 
Home inspectors are not experts in every system of the home, but are trained to recognize conditions that require a specialist inspection.
 
Home inspections are not technically exhaustive, so the inspector will not disassemble a furnace to examine the heat exchanger closely, for example.
 
Standards of Practice are designed to identify both the requirements of a home inspection and the limitations of an inspection.
 
Checklist and Narrative Reports
 
In the early years of the home inspection industry, home inspection reports consisted of a simple checklist, or a one- or two-page narrative report.
 
Checklist reports are just that; very little is actually written. The report is a series of boxes with short descriptions after them. Descriptions are often abbreviated, and might consist of only two or three words, such as “peeling paint.” The entire checklist might only be four or five pages long. Today, some inspection legal agreements are almost that long!
 
Because of the lack of detailed information, checklist reports leave a lot open to interpretation, so that buyers, sellers, agents, contractors, attorneys and judges may each interpret the information differently, depending on their motives.
 
In the inspection business, phrases that describe conditions found during an inspection are called "narratives."  Narrative reports use reporting language that more completely describes each condition. Descriptions are not abbreviated.
 
Both checklist and narrative reports are still in use today, although many jurisdictions are now beginning to ban checklist reports because the limited information they offer has resulted in legal problems.
 
From the standpoint of liability, narrative reports are widely considered safer, since they provide more information and state it more clearly.
 
Many liability issues and problems with the inspection process are due to misunderstandings about what was to be included in the report, or about what the report says. 
 
For example, in 2002, an investor bought a 14-unit hotel in California.  The six-page narrative report mentioned that flashing where the second-story concrete walkway met the building was improperly installed, and the condition could result in wood decay. Four years later, the investor paid out almost $100,000 to demolish and replace the entire upper walkway. In some places, it was possible to push a pencil through support beams.
 
Although the inspector's report had mentioned the problem, it hadn't made clear the seriousness of the condition, or the possible consequences of ignoring it. Today, a six-page report would be considered short for a small house.

Development of Reporting Software
Years ago, when computers were expensive to buy and difficult to operate, inspection reports were written by hand. As computers became simpler to operate and more affordable, inspection software began to appear on the market.
Today, using this software, an inspector can chose from a large number of organized boilerplate narratives that s/he can edit or add to in order to accommodate local conditions, since inspectors in a hot, humid city like Tampa Bay, Florida, are likely to find types of problems different from those found by inspectors in a cold, dry climate, like Salt Lake City, Utah.
Using narrative software and checking boxes in categories that represent the home systems, an inspector can produce a very detailed report in a relatively short time.
For example, using a checklist report, an inspector finding a number of inoperable lights in a home would check a box in the "INTERIOR" section labeled something like “some lights inoperable,” and that would be the limit of the information passed on to the client.
Using inspection software, in the "INTERIOR" section of the program, an inspector might check a box labeled “some lights inoperable.”  This would cause the following narrative to appear in the "INTERIOR" section of the inspection report:
“Some light fixtures in the home appeared to be inoperable. The bulbs may be burned out, or a problem may exist with the fixtures, wiring or switches.
 
If after the bulbs are replaced, these lights still fail to respond to the switch, this condition may represent a potential fire hazard, and the Inspector recommends that an evaluation and any necessary repairs be performed by a qualified electrical contractor.”
Standard disclaimers and other information can be pre-checked to automatically appear in each report.
Narrative Content
Narratives typically consists of three parts:
  1. a description of a condition of concern;
  2. a sentence or paragraph describing how serious the condition is, and the potential ramifications, answering questions such as, “Is it now stable, or will the problem continue?” or “Will it burn down the house?" and “When?”; and
  3. a recommendation. Recommendations may be for specific actions to be taken, or for further evaluation, but they should address problems in such a way that the reader of the report will understand how to proceed.
“Typically” is a key word here. Some narratives may simply give the ampacity of the main electrical disconnect. There is no need for more than one sentence. Different inspectors would include what they think is necessary.
Report Content
Inspection reports often begin with an informational section which gives general information about the home, such as the client’s name, the square footage, and the year the home was built.
Other information often listed outside the main body of the report, either near the beginning or near the end, are disclaimers, and sometimes a copy of the inspection agreement, and sometimes a copy of the Standards of Practice.  A page showing the inspector’s professional credentials, designations, affiliations and memberships is also often included.  And it is a good idea to include InterNACHI's Now That You've Had a Home Inspection book.
Inspection reports often include a summary report listing major problems to ensure that important issues are not missed by the reader. It's important that the reader be aware of safety issues or conditions which will be expensive to correct. With this in mind, some inspectors color-code report narratives, although many feel that color-coding exposes them to increased liability and don't do this.
Software often gives inspectors the choice of including photographs in the main body of the report, near the narrative that describes them, or photographs may be grouped together toward the beginning or end of the report.
A table of contents is usually provided.
The main body of the report may be broken down into sections according to home systems, such as "ELECTRICAL," "PLUMBING," "HEATING," etc., or it may be broken down by area of the home:  "EXTERIOR," "INTERIOR," "KITCHEN," "BEDROOMS," etc.
It often depends on how the inspector likes to work.
Sample Reports
Many inspectors have websites which include sample inspection reports for prospective clients to view. Take the time to look at them. Also often included is a page explaining the scope of the inspection. The inspection contract is usually included on the website, and it should give you a good idea of what will be included in the report.
In conclusion, for consumers to have realistic expectations about what information will be included in the home inspection report, follow these tips:
  • read the Standards of Practice;
  • read the Contract;
  • view a sample Inspection Report; and
  • talk with the inspector.


From Home Inspection Reports: What to Expect - InterNACHI http://www.nachi.org/home-inspection-reports.htm#ixzz2sobgdbEf

Home Inspectors as Independent Business Operators - One Source Real Estate Inspection @ www.onesourceinspection.com

Home Inspectors as Independent Business Operators

by Kenton Shepard
 
 
Members of InterNACHI Australia are independent business operators and make their own business decisions. The mission of InterNACHI Australia is to provide Standards of Practice and a Code of Ethics for its members, training and support for its members in both inspection and operating a business, and education for the public about the inspection industry. Members bear all responsible for establishing and running their own businesses.
 
Standards of Practice
The Standards of Practice are a set of minimum guidelines that define what an inspector is and isn’t required to do when performing an inspection. This helps build confidence among home buyers and those with financial connections to the inspection industry, including home sellers, real estate agents, lending institutions and insurance companies. When an inspector adheres to a Standards of Practice, those who depend on the report know that it will contain basic, crucial information. The inspection reports of most inspectors exceed the Standards of Practice.
Code of Ethics
InterNACHI Australia is serious about enforcement of its Code of Ethics. Inspectors are not allowed to offer to repair any condition they find for a period of one year after the date of the inspection.
Another common concern is that inspectors will make secret agreements with real estate agents that include ignoring defective or safety conditions in return for work referrals. InterNACHI handles ethics complaints through a review committee that makes a determination after hearing from both the inspector and the person filing the ethics charge, and examining all available evidence.
Inspection Training
A major part of InterNACHI’s mission is providing online inspection training. InterNACHI’s online training includes a full spectrum of inspection courses with text and photos, video courses, and video segments that cover various aspects of inspection.
Providing training online has a number of advantages:
  • Members can learn from anywhere as long as they have an Internet connection.
  • Members can take all courses from a single location.
  • Members don’t have to pay for travel and accommodations in addition to the cost of the class.
  • Because no classrooms or instructors are required, we can offer quality training at a much lower price.
  • Online photos and videos allow us to take the inspector places that would be difficult to take a class, such as onto a roof or into a roof space, and other areas that might not normally allow public access, such as a stone quarry or cement plant.  They also allow us to cover single subjects with major components that are distant from each other.
Operating a Business
InterNACHI Australia and its members are separate business entities, so InterNACHI bears no responsibility for business decisions made by its members. Our interests are in promoting the inspection industry and in training and supporting our members.
Although we provide a number of free marketing services, courses and advice to our members, aside from requiring compliance with our Standards and Code of Ethics, InterNACHI makes no effort to control how members operate.
In order to help support our members in developing their inspection businesses, our online materials include:
  • legal advice on what business form to use;
  • advice on developing leads;
  • free logo and brochure design;
  • low-cost, SEO-optimized, easy-to-edit websites with multiple add-on functions;
  • expert advice on website content, including what works best, where to get it, and how to organize it;
  • a library of inspection- and consumer-related articles for use by our members on their websites and newsletters;
  • access to specialized inspection software and reporting forms;
  • an extensive online graphics library for use by members; and
  • inspection contract templates.
Setting Inspection Fees
Each individual inspector sets his or her own inspection fees according to the method that each thinks is best. The fee for inspecting a home is usually based on the amount of time the inspector estimates it will take to complete the General Home Inspection. A common fee for a 280-square-meter home might be $350, and the inspector might expect to spend up to three hours on the inspection and up to two hours on the report.
The following criteria are usually factored into the fee:
  • Home size is usually the primary basis for determining inspection fees.
  • If a home is exceptionally old, it may require more time or special skills to inspect.
  • The quality of the home is often taken into account. Poor-quality homes may contain more defects.
  • Very expensive homes carry higher liability. If a solid gold doorknob is inoperable and needs replacement and you miss that, you may be asked to pay for replacement. So, you would take plenty of time with this type of home and would charge accordingly. These homes are out there! For some extremely high-end homes, inspectors charge 0.01% of the sales price.
  • The complexity of the home systems can affect the time it takes to inspect.
  • Homes in exceptionally poor condition often take longer to inspect and fees need to reflect this. Foreclosures are often in poor condition.
  • In addition to the General Home Inspection, other types of inspections may be requested. Some common types of ancillary inspections for which inspectors might charge extra include private water well/bore equipment, yield and water quality, septic systems, wood-destroying insects, security systems, etc.  Home inspectors with the proper qualifications can perform some of these. Inspectors who are not qualified will sometimes charge a fee for arranging for the services of a qualified contractor.
Payment is due at the inspection before the report is supplied. Clients who are unhappy with what the report has to say about the home may refuse to pay. “No payment at the inspection, no report supplied” is the universal practice.
 


From Home Inspectors as Independent Business Operators - InterNACHI http://www.nachi.org/home-inspectors-independent-business-operators.htm#ixzz2soayHFPo

Home Inspector Safety & the Dangers of Arc Flashes - www.onesourceinspection.com

Home Inspector Safety & the Dangers of Arc Flashes

by Benjamin Gromicko and Kate Tarasenko
 
 
Home inspection is one largely unregulated industry whose professionals must nevertheless be aware of their safety and that of their clients at all times.  Part of this awareness is being mindful of one’s surroundings, which can be challenging because the “workplace” changes with every appointment.  Aside from walking a roof, the electrical portion of a home inspection is arguably the most dangerous.  Many things can go wrong in an instant, and some mishaps can be fatal.  That’s why, even as generalists, home inspectors should understand what causes electrical shocks and arc flashes so that they can avoid them.
 
The Basics
The typical electrical service for homes in North America is a 120/240V split-phase system provided by a pole-mounted distribution transformer located at the service drop, which is made up of two 120-volt lines and a neutral line. This triplex cable may include a messenger cable located in the middle of the neutral conductor that provides support over long spans. The neutral line from the pole is connected to an earth ground near the service panel, which is usually a conductive rod driven into the earth. The service drop provides the home with two 120-volt lines of opposite phase, so 240 volts can be obtained by connecting a load between the two 120-volt conductors, while 120-volt loads are connected between either of the two 120-volt lines and the neutral line.  The 240-volt circuit is used for a home’s electrical appliances that require substantial power, such as a furnace, water heater, air conditioner, washer and dryer, and oven/range.  The 120-volt circuit is used for lighter electrical loads, such as household lighting, and portable appliances and electronics that are plugged into the home’s standard two- or three-prong (with a grounding wire) electrical receptacles or outlets.
Homes in European countries use three-phase power having longer service drops that can serve multiple residences, which is an economical approach to providing power to dense populations in small areas.  This type of service drop consists of three phase wires and one grounded neutral wire.
How an Electrical Circuit Works
Everyone should understand that it’s possible to receive an electrical shock whenever electrical power is present, regardless of the level of power or the presence of any protective devices.   
An electrical circuit requires a minimum of two wires through which electric current (in the form of electrons) flows. Current is measured in amperes (amps, for short), which travels from a power source (such as the local utility), through the device it operates, called the load, and then back to the source to complete the circuit. In AC or alternating-current wiring, there are about 120 volts in the “hot” or energized wire.  This voltage provides the momentum that forces the electrons to flow in the circuit.  The power switches on electrical devices are wired on the hot or “live” side of the circuit. The return conductor, known as the neutral, is at 0 volts because it is grounded at the electrical panel.  Most 120-volt circuits are wired to deliver 15 or 20 amps of current.
How Injuries Occur
Modern electrical systems are wired with circuit breakers, or with fuses in older construction. These devices serve as over-current protection and are rated in amps. Most household circuits are wired for 15 or 20 amps. Over-current protection devices are designed to protect the electrical system’s wiring and equipment from overheating, but they may not protect a person from electrical shock, which is why any type of component in the system should be approached with caution.
By coming into contact with a live load or energized wire, a person's body (even a finger) can complete a circuit by connecting the power source with the ground.  If this happens, it’s likely that the person will sustain an injury.  Most fatal injuries result from high-voltage exposure, but it’s possible to incur a severe injury from low-voltage power if it has a high-current flow.  Even if the current isn’t high, a person could be shocked or even electrocuted without ever tripping a circuit breaker or blowing a fuse.  Currents of 50 to 100 milliamperes (1 mA = 1/1,000 of 1 amp) can be fatal.
Standards of Practice
According to InterNACHI’s Standards of Practice for Performing a General Home Inspection, the inspector is not required to:
  • measure or determine the amperage or voltage of the main service equipment;
  • remove panelboard cabinet covers or dead fronts;
  • insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures; or
  • operate any electrical disconnect or over-current protection devices.
However, many inspectors may choose to go beyond the SOP if they suspect some sort of defect and want to provide fuller information in their reports for their clients. 
 
Warning Signs
 
Nevertheless, there are warning signs that a panelboard or the system in general may be compromised, and these should persuade the inspector to defer further evaluation to a licensed electrical contractor:
  • scorch marks on the dead front or the panelboard door, indicating a past or recent arc flash;
  • rust, which indicates past or recent moisture intrusion;
  • missing or open breakers that cannot be confirmed to be de-energized;
  • overloading of the circuits with DIY wiring;
  • uninsulated wiring;
  • excessive dust, dirt and debris inside the panelboard; and/or
  • any signs of water inside, around or below the panelboard, which can lead to shock or electrocution.
What Is an Arc Flash?
An arc flash occurs when a flashover of electric current leaves its intended path and travels through the air from one conductor to another, or to neutral or ground.  It often happens unexpectedly and can be explosive but brief, or it can last seconds and be rather visually spectacular.  It can cause a little damage or it can disable a system and require the replacement of equipment.  An arc flash of any size is quite dangerous because its path is unpredictable; it will be attracted to the nearest item with the greatest conductivity, such as an unsuspecting rodent or house pet, or a person.  An arc flash can cause a serious electrical burn or even fatal electrocution. Photo courtesy of EHSToday.com
An arc flash can have various catalysts, including:
  • excess dust;
  • condensation;
  • corrosion;
  • component failure;
  • faulty system installation;
  • dropping a metal tool, which may cause even a small spark; and/or
  • accidental contact.
How Serious Is an Arc Flash?
 
There are three factors that will determine the severity of an injury caused by an arc flash:
  • proximity;
  • temperature; and
  • the time it takes for the circuit to break.
An injury due to an arc flash can be quite serious because of the violent nature of such a powerful burst of electrical energy.  The light from an arc flash can be blinding and disorienting.  The heat caused by an arc flash can be as high as 35,000° F, causing serious contact burns, as well as risk of catching fire.  It can create a blast pressure of up to 2,000 pounds per square foot, sending damaged and super-heated electrical components flying through the air like shrapnel, with a sound blast as loud as a gun firing (140 decibels).  Combine all these unexpected jolts of sensory overload and the physical consequences can be impossible to avoid. 
In addition to the inspector being blinded (temporarily or permanently) and/or severely burned, another result of an arc flash is that it can set electrical components on fire, and the proximity of the inspector means that s/he'll likely inhale toxic vapors, which can cause respiratory and neurological damage, depending on the duration of exposure.  Also, the force of the shockwave can rupture eardrums.  Furthermore, being shocked by a current above 75 mA can cause the inspector’s heart to go into a state of ventricular fibrillation, which causes it to beat irregularly and rapidly without pumping any blood.  If this condition doesn’t quickly normalize, either by itself, using CPR, or with the aid of a defibrillator, it may lead to a heart attack, which can be fatal.  If the brain is deprived of oxygen for more than three minutes as a result, this, too, can be fatal, or it can land the inspector in a vegetative state. 
 
It’s not uncommon for an inspector to never fully recover his previous quality of life after experiencing an injury from an arc flash.
 
Precautions for Inspectors
1.  Assess your risk tolerance.  You are not required to perform an invasive electrical inspection.  Removing the dead front of the electrical panelboard exceeds InterNACHI’s SOP.  Unless you are highly confident of your technical training, as well as the situation, and you can also confirm that the system is de-energized, any suspected problems that require an invasive inspection should be disclaimed and deferred to a licensed electrical contractor.
    2.  Wear PPE.  Regardless of whether you choose to exceed the SOP, always have available and wear the appropriate PPE, including fire-resistant clothing and insulated gloves made specifically for working with electrical equipment.  It’s also wise to use protective eyewear.  Even a small spark can cause a severe eye injury.

    3.  Check your surroundings.  If there is a lack of ground-fault circuit interrupters (GFCIs), or if there is evidence of a water leak or moisture intrusion, or if the panelboard has scorch marks, potentially indicating a previous arc flash or electrical fire, pay attention to these and other clues, as they may lead you to immediately defer the electrical portion of your home inspection.  Again, assess the risk and then decide whether to proceed.
    4.  Use the appropriate tools.  According to 3.7.I.I. of InterNACHI's SOP, inspectors are required to:
    ...test all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible... 
    Make sure your tester is working properly before your inspection appointment.  An infrared camera is also an excellent tool for detecting hot spots during the electrical inspection.
    5.  Protect your clients.  Many inspectors encourage their clients to accompany them during the inspection so that they can point out important shutoff valves and switches, and discuss maintenance items.  However, inspectors should use extreme caution when deciding whether to have the client with them during inspection of the panelboard if signs indicate that it may not be safe.  This is true for any area of the home that exhibits signs of instability or some apparent hazard.  Using the InterNACHI "Stay Back" Stop Sign (available from Inspector Outlet) can help keep clients, their family members and their realtors away from an inspected area.  It’s also useful for limiting the inspector’s liability if the client chooses to ignore your warnings and suffers an injury during the inspection.


Arc flashes are just one of the more serious examples of what can go wrong during an inspection, which is why inspectors should follow their training, as well as their instincts, and protect themselves and their clients on the job.  It’s always better to be safe than sorry and incur a grievous injury, which can put both your livelihood and life at risk.


From Home Inspector Safety & the Dangers of Arc Flashes - InterNACHI http://www.nachi.org/arc-flash-dangers.htm#ixzz2soZPuT95

Saturday, February 1, 2014

Abrasive Blasting for Mold Remediation - One Source Home Inspection - www.onesourceinspection.com

Abrasive Blasting for Mold Remediation

by Nick Gromicko and Ethan Ward
 
 
Mold in the Home
Health concerns related to the growth of mold in the home have been featured heavily in the news.  Problems ranging from itchy eyes, coughing and sneezing to serious allergic reactions, asthma attacks, and even the possibility of permanent lung damage can all be caused by mold, which can be found growing in the home, given the right conditions.
All that is needed for mold to grow is moisture, oxygen, a food source, and a surface to grow on.  Mold spores are commonly found naturally in the air.  If spores land on a wet or damp spot indoors and begin growing, they will lead to problems.  Molds produce allergens, irritants and, in some cases, potentially toxic substances called mycotoxins.  Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals.  Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis).  Allergic reactions to mold are common.  They can be immediate or delayed.  Molds can also trigger asthma attacks in people with asthma who are allergic to mold.  In addition, mold exposure can irritate the eyes, skin, nose, throat and lungs of both mold-allergic and non-allergic people. 
As more is understood about the health issues related to mold growth in interior environments, new methods for mold assessment and remediation are being put into practice.  Mold assessment and mold remediation are techniques used in occupational health.  Mold assessment is the process of identifying the location and extent of the mold hazard in a structure.  Mold remediation is the process of cleanup and/or removal of mold from an indoor environment.  Mold remediation is usually conducted by a company with experience in construction, demolition, cleaning, airborne-particle containment-control, and the use of special equipment to protect workers and building occupants from contaminated or irritating dust and organic debris.  A new method that is gaining traction in this area is abrasive blasting.
Abrasive Blasting
The first step in combating mold growth is not to allow for an environment that is conducive to its growth in the first place.  Controlling moisture and assuring that standing water from leaks or floods is eliminated are the most important places to start.  If mold growth has already begun, the mold must be removed completely, and any affected surfaces must be cleaned or repaired.  Traditional methods for remediation have been slow and tedious, often involving copious amounts of hand-scrubbing and sanding.  Abrasive blasting is a new technique that is proving to be less tedious and time-consuming, while maintaining a high level of effectiveness.
Abrasive blasting is a process for cleaning or finishing objects by using an air-blast or centrifugal wheel that throws abrasive particles against the surface of the work pieces. Sand, dry ice and corncobs are just some of the different types of media used in blasting.  For the purposes of mold remediation, sodium bicarbonate (baking soda) and dry ice are the media commonly used.
Benefits of Abrasive Blasting
Abrasive (or “media”) blasting provides some distinct advantages over traditional techniques of mold remediation.  In addition to eliminating much of the tedious labor involved in scrubbing and sanding by hand, abrasive blasting is extremely useful for cleaning irregular and hard-to-reach surfaces.  Surfaces that have cross-bracing or bridging can be cleaned more easily, as well as areas such as the bottom of a deck, where nails may be protruding.  Areas that are difficult to access, such as attics and crawlspaces, can also be cleaned more easily with abrasive blasting than by traditional methods.  The time saved is also an advantage, and the typical timeframe for completion of a mold remediation project can often be greatly reduced by utilizing abrasive blasting. 
Soda-Blasting
Soda-blasting is a type of abrasive blasting that utilizes sodium bicarbonate as the medium propelled by compressed air.  One of the earliest and most widely publicized uses of soda-blasting was on the restoration of the Statue of Liberty. In May of 1982, President Ronald Reagan appointed Lee Iacocca to head up a private-sector effort for the project.  Fundraising began for the $87 million restoration under a public-private partnership between the National Park Service and The Statue of Liberty-Ellis Island Foundation, Inc.  After extensive work that included the use of soda-blasting, the restored monument re-opened to the public on July 5, 1986, during Liberty Weekend, which celebrated the statue's  centennial. 
 
The baking soda used in soda-blasting is soft but angular, appearing knife-like under a microscope.  The crystals are manufactured in state-of-the-art facilities to ensure that the right size and shape are consistently produced.  Baking soda is water-soluble, with a pH near neutral. Baking-soda abrasive blasting effectively removes mold while minimizing damage to the underlying surface (i.e., wood, PVC, modern wiring, ductwork, etc.).  When using the proper equipment setup (correct nozzles, media regulators, hoses, etc.) and technique (proper air flow, pressure, angle of attack, etc.), the process allows for fast and efficient removal of mold, with a minimum of damage, waste and cleanup.  By using a soda blaster with the correct-size nozzle, the amount of baking soda used is minimized. Minimal baking soda means better visibility while working, and less cleanup afterward.
Dry-Ice Blasting
Dry ice is solidified carbon dioxide that, at -78.5° C and ambient pressure, changes directly into a gas as it absorbs heat.  Dry ice pellets are made by taking liquid carbon dioxide (CO2) from a pressurized storage tank and expanding it at ambient pressure to produce snow.  The snow is then compressed through a die to make hard pellets.  The pellets are readily available from most dry ice suppliers nationwide.  For dry-ice blasting, the standard size used is 1/8-inch, high-density dry ice pellets.
The dry-ice blasting process includes three phases, the first of which is energy transfer.  Energy transfer works when dry ice pellets are propelled out of the blasting gun at supersonic speed and impact the surface. The energy transfer helps to knock mold off the surface being cleaned, with little or no damage.
The freezing effect of the dry ice pellets hitting the mold creates the second phase, which is micro-thermal shock, caused by the dry ice’s temperature of -79º C, between the mold and the contaminated surface.  This phase isn’t as much a factor in the removal of mold as it is for removing resins, oils, waxes, food particles, and other contaminants and debris.  For these types of substances, the thermal shock causes cracking and delaminating of the contaminant, furthering the elimination process.
The final phase is gas pressure, which happens when the dry ice pellets explode on impact.  As the pellets warm, they convert to CO2 gas, generating a volume expansion of 400 to 800 times.  The rapid gas expansion underneath the mold forces it off the surface. 
HEPA Vacuuming
A HEPA vacuum is a vacuum cleaner with a high-efficiency particulate air (or HEPA) filter through which the contaminated air flows.  HEPA filters, as defined by the U.S. Department of Energy’s standard adopted by most American industries, remove at least 99.97% of airborne particles that are as small as 0.3 micrometers (µm) in diameter.  HEPA vacuuming is necessary in conjunction with blasting for complete mold removal. 
While abrasive blasting with either baking soda or dry ice is an effective technique, remediation will not be complete until HEPA filtering or vacuuming has been done.  Abrasive blasting removes mold from contaminated surfaces, but it also causes the mold spores to become airborne again.  The spores can cover the ground and the surfaces that have already been cleaned.  So, the mold spores need to be removed by HEPA filters.  Additionally, while some remediation companies claim that there will be no blasting media to remove after cleaning, especially with the dry-ice method, there will be at least a small amount of visible debris left by the blasting that must be removed before HEPA vacuuming can occur.  HEPA vacuuming removes all invisible contaminants from surfaces and the surrounding air.  When HEPA vacuuming is completed, samples at the previously contaminated areas should be re-tested to ensure that no mold or mold spores remain.
Abrasive blasting using dry ice or baking soda, combined with HEPA-filter vacuuming, is an effective method for mold remediation.  InterNACHI inspectors who offer ancillary mold inspection services should be aware of the benefits and applications of this technique adapted for remediating mold in homes.


From One Source Home Inspection www.onesourceinspection.com