Montgomery Sansome

Mold Inspection Sample Report

John Smith

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