Montgomery Sansome offers a mold inspection flat fee of $299 which includes:

• Site inspection
• Field Samples
• Laboratory report identifying mold species
• A written report of observed site conditions and recommendations, combined with decades of experience identifying the problems
• Free estimate for the mold remediation required
• In a hurry??—Same day turn around laboratory service available

Montgomery Sansome has passed the tests required for IICRC certification recognized throughout the United States as the inspection authority certification to obtain for insurance industry cleaning standards.

Early in March, we found out that we had a mold problem in our house. It is an older unit in SF, not understanding what that meant we contacted several contractors regarding the problem and found out that mold is not a simple problem to correct and to be sure to have it taken care of we should contact a mold abatement contractor. At that point I decided I was going to do some research of my own and proceeded to look up what it was that I needed to do to correct the problem. Once we recognized the degree of sophistication that was required we went searching for a mold abatement contractor. We found Montgomery Sansome right away. I was impressed that the contractor (Len) also taught a class on mold abatement. We immediately contacted him. My phone call was returned that day and we discussed what problems mold can cause, what generally needs to be done, and that he was available to handle the job. We coordinated a date and within a week the work on the house began. The company is altogether wonderful to work with. Len was extremely diligent in his contact with us so that we understood every step of the process and the costs associated with it. He was also very thorough with his investigation of the problem and the work that was needed to correct it. In a matter of two weeks, the mold was gone and the work completed. I would also say that without the Len’s reassurance and the amazing front-line staff this would’ve been a very stressful situation. They made us feel very confident that the work would be taken care of and the mold abated. I would recommend this company highly for anyone with this problem. You won’t be disappointed!

July 1, 2009

Dear Len,

I just wanted to drop you a line to let you know how pleased I was with the mold inspection you did on the house on Parma.

From the moment you arrived, I was extremely impressed by your technical competence and your knowledge of mold and how it occurs in buildings.

I was especially impressed with the thoroughness of your inspection and your insights into the causes of the mold problem in the house on Parma, especially compared to another mold inspection firm that I had used on a previous inspection and who had done a far inferior job and charged more as well.

The difference between you and the other mold firm was like day and night.

I give you my highest possible recommendation – and my sincere thanks.

Mold Report

Dear Mr. Lo

Thank you for retaining Montgomery Sansome to perform a site inspection for potential mold, and to submit this report.

A site inspection was performed on August 27, 2009 at 12:30 pm. Present during the inspection were myself, my assistant Yma Nabong, yourself, the seller’s agent, and the seller.

The interior inspection included two areas of potential mold as follows:

A. Front bedroom: A dark substance appearing to be mold was clearly visible in the front bedroom outside corner in an area of approximately 2 sq. ft. just above the baseboard. A small portion of the carpet was pulled back to view the substrate and carpet pad for visible mold. No visible mold was observed at the carpet pad, or carpet backing however the subfloor, and tack strip did appear to have water stains.

A two prong moisture meter (Drieaz) was used to slightly penetrate surfaces in the surrounding area, which emits a beeping alarm when moisture is contacted. No moisture was noticed in this area.

One bulk sample (tape lift) was obtained at the wall surface areas of potential visible mold marked sample #3. An additional bulk sample was taken under the carpet tack strip marked sample #4. While no mold was visible the lab report indicate high levels of Aspergillus and medium levels of Ulocladium indicating mold in this area which will require removal of some of the carpet and pad.

B. Rear Bedroom: Water stains were observed of the rear wall at the rear bedroom. The same moisture meter was used. Beeping sounds indicated low level of moisture at the sheetrock directly above the baseboard. Baseboard and carpet were lifted to view conditions of the substrate. Dark substance appearing to be mold was observed at the back of the baseboard. One bulk sample was obtained at the wall surface behind the baseboard marked sample #5.

The area of moisture was approximately 1 sq. ft.

Exterior
An exterior inspection revealed two areas of suspect conditions which could allow water to migrate into the structure. The rear elevation consist of 1×8 V rustic siding with knots, and minor splits directly above and in line with the interior moisture observed in the rear bedroom.

Based upon this observation and the moisture levels observed, we suspect the membrane under the siding has been compromised, and two strips of siding should be replaced at this area and repairs to the membrane performed prior to installation of new siding.

An additional area at the left front corner (outside the front bedroom) was observed to have relatively large gaps at the battons covering the siding, above the water table, as well as cracks at the water table at the horizontal contact point to the siding.

We feel that it is possible that water is migrating into the structure via these openings. The recommended repair scheme for this area is to tighten the battons, and caulk openings at this corner.

It is our experience that vertical siding is subject to more leaks and is more reliant upon caulking compound than horizontal siding due to the inherent nature of the lap benefit siding not part of vertical siding installation.

Air Samples
Two air quality samples were taken, using a heavy duty Rotary Vane Pump which collects air with a volume of 15 L per minute for 5 minutes, one at the interior of the front bedroom close to the front corner marked sample #2, and one outside at the front lawn marked sample #1.

Mold reports are attached hereto (5 total).

The conclusion of this writer is visible mold is confirmed by the field bulk samples and requires abatement at the rear and front bedrooms.

Comparing the outside air and the inside air samples indicates no significant spread of the interior mold has occurred, probably as a result of stagnant air at the two areas involved, and the bulk of the mold is within the wall cavities.

We recommend that abatement procedures be performed, including negative air and containment booths as well as carpet protection be utilized to remove the wall surfaces at areas of visible mold to expose the framing cavities followed by removal of visible mold at the framing cavities and the application of an encapsulant as an extra precaution. Post abatement, air scrubbers should then be installed in the rear bedroom, and front bedroom (switched from negative air) for a period not less than 24 hours. Following the air scrubbing procedure, additional air quality samples should be taken for post remediation verification (PRV).

Following laboratory reports received, post remediation verification (PRV) report should be prepared indicating the mold levels observed, and a permission to rebuild will be issued by Montgomery Sansome.

You may choose to rely on this post remediation verification report from Montgomery Sansome, including the laboratory reports, or you may choose to retain an additional environmentalist for this verification.

We propose the following cost for the work outlined above:

Remediation and Additional Reports ………………………………………………………………………………………… $3,714.58

Estimated repairs:
Exterior siding with readily available stock material (no special mill work), caulking, prime coating (no finish paint)………….$728.57

Interior repairs:
Dry wall- no taping, texturing or paint, reinstall baseboard, remove (approximately 4 sq ft.) potentially contaminated carpet
at corners of both bedrooms (Carpet repair not included) ………………………………………………………………………… $416.54

The aforementioned estimate does not include permits.

Work can be performed immediately upon authorization, with anticipated completion date 7 to 9 days following authorization.

Thank you for this opportunity to provide this report and these services.

Please sign the attached work order and we will schedule the work for this weekend (no additional overtime charge for weekend work).

Very truly yours,

Len Nordeman
General Partner

Dear Len,

I want to express how grateful Dad and I am with all the work that Montgomery Sansome did to repair his house after the recent fire.

Though Dad was safe, the devastation of the fire was overwhelming. How were we to put all the memories of 48 years back together? We took the recommendation of my sister-in-law’s mom, Barbara Bausino (Montgomery Sansome’s accountant). She has worked with you for many years and expressed a high opinion of your business practices and ethical standards.

That’s when you, Len, came into our lives. It was your genuine care and concern for us. that was so evident. You understood how devastating this was for our family. You helped us through the process that we sometimes found too difficult to think about. You always kept us updated on the project, letting us know how things were going, and what the next steps would be. You even came down to our house in San Jose (Dad’s temporary home), so as we could make decisions or meet with us at a tile shop etc. This daily contact, keeping us in the loop and on task again shows your genuine interest in the people you are working with.

The project included rebuilding a new kitchen, porch, new windows, returning the family room the way it was prior with the wood wainscot that needed to match the hallway and keeping the glass panel divider (other contractors wanted to get rid of to make things easier). But you understood how important this was for Dad. It was part of the memories.

The garage also had to be repaired adding a new furnace and restoring cabinetry and workbenches so important to Dad. When putting these cabinets in, you knew about Dad’s physical mobility difficulties and asked if we wanted to lower these cabinets to meet Dad’s needs. Again this showed us we had made the right decision to go with Montgomery Sansome, because you didn’t just take care of the house, you were truly thinking about the people who live in the house.

We never had to tell you to please be careful of anything, because you always thought about it before anything occurred. An example of this, was when you created a barricade around the backyard area to protect Dad’s plants all planted by him 48 years ago.

You are always the professional with ethics, Len. You always were on top of the project and treated it as if it was your own home. If it did not meet your standard you had it redone.

We have recommended you to other family members, and of course, they are as delighted as we are with your work.

I guess that’s why even now, months later, whenever we have a concern or need something to be done, we call or email Len, our “personal contractor” and we feel a friend.

Thanks for good reconstruction memories! On behalf of our family we thank you for the fine job you have done for us.

We recommend you, Len to anyone interested in any type of reconstruction, because you will do a first rate job.

Thanks again, Len.

Sincerely,

Montgomery Sansome
305 Adrian Rd Millbrae, CA 94030-3104

To whom it may concern,

It’s amazing just how far Montgomery Sansome will go to please its customers. I have never been happier to know a construction company like yours. Len is a dedicated general manager and very reliable. I’m one of those customers who are lucky enough to come across Montgomery Sansome. I just wish that I had known your company twenty years ago when I bought my first house. Montgomery Sansome would have saved a lot of heartaches of going through many of non-showing-up, pay-me-before-the-job-is-done, or leaving-a-mess-behind contractors.

Keep up the great work. I wish I had more properties so that I can keep on hiring you.

Sincerely, Sumako Tobori