Limited Mold Sampling Investigation Report

Transcription

1 Page 1 of 13 Limited Mold Sampling Investigation Report 9811 W. Charleston Blvd Suite 2403 Las Vegas, NV Tel: * Fax: * info@msenational.com Customer John Race Address 60 N Pecos Rd #1071 Las Vegas NV Inspection Date: 10/15/2014 Inspection Start Time: 02:00 PM Weather: Clear Project ID: Temperature: Over 65 Inspected By: Nick Griffin

2 Page 2 of 13 Table of Contents Cover Page Table of Contents Agreement Intro Page 1 SCOPE OF SERVICES 2 METHODS 3 RESULTS AND DISCUSSION 4 CONCLUSIONS 5 RECOMMENDATIONS Back Page

3 Page 3 of 13 Pre-Inspection Agreement statement Pursuant to your request, MSE Environmental (MSE) was retained by John Race, (referred to hereunder as the client/customer) to conduct/perform a Limited Mold Sampling at SUBJECT premises located at 60 N Pecos Rd #1071, Las Vegas, NV on 10/15/2014 at 02:00 PM. This inspection was performed in accordance with and under the terms of the MSE Environmental Service Contract Agreement. The agreement was dated and signed 10/15/2014 and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information. The Limited Mold Sampling included professional service of Mr. Nick Griffin, project manager of MSE Environmental.

4 Page 4 of 13 Date: 10/15/2014 Time: 02:00 PM Project ID: Address: 60 N Pecos Rd #1071 Las Vegas NV Customer: John Race Inspection Service: Limited Mold Sampling Agreement Type: MSE Environmental Service Contract Agreement Scope of Work (Remediation Protocol for Remediators): Not Included (Can be created for an additional fee) Weather: Clear Temperature: Over 65 Rain in last 3 days: No

5 Page 5 of SCOPE OF SERVICES 1.0 SCOPE OF SERVICES Comments: Include Purpose. The purpose of Limited Mold Sampling is to detect the presence of mold in Client defined areas of the Subject Property. Scope of Limited Mold Sampling. Limited Mold Sampling consists of a visual assessment for mold problems in area(s) designated by You and the collection/analysis of sample(s) in these designated area(s). Further, the objective of Limited Mold Sampling is to determine whether mold problems exist in the designated area(s) sampled at the time the Limited Mold Sampling is performed. As such, the results of Limited Mold Sampling are not a guarantee that mold does or does not exist in the Subject Property; the results are indicative only of the presence or absence of mold in the areas sampled at the time the Limited Mold Sampling is performed. In light of no currently established Threshold Limit Values (TLVs) for the majority of substances of biological origins that are associated with building-related exposures, We follow the guidelines of the American Conference of Governmental Industrial Hygienists (ACGIH). You understand that Limited Mold Sampling is narrower in scope than a Limited Mold Screen. Limited Mold Sampling will be conducted only in Client-defined areas and is NOT a complete assessment of the Subject Property. If the Inspector or report recommends further action, including but not limited to consulting with a specialized expert(s), you must do so at your own expense or otherwise assume all risks associated with failure to do so. This inspection is not technically exhaustive. The fee charged for this Inspection is substantially less than that of a technically exhaustive inspection. Visual Assessment. The purpose of the visual assessment is to identify visual mold contamination or conditions that may be conducive to microbial growth, for example, musty odor and/or evidence of water penetration, in the area(s) You designate. The sole purpose of the visual assessment is to detect the presence, or likely presence, of mold in the designated area(s); therefore, the Inspector will not be liable for failure to discover any conditions other than readily apparent and accessible mold, including, but not limited to, water penetration. Following the visual assessment, sample collection and lab results, the Client will be provided with a written report stating whether mold or conditions indicating mold were found in the designated area(s). Scope of Visual Assessment/Exclusions. THE SCOPE OF THE VISUAL ASSESSMENT IS LIMITED TO READILY ACCESSIBLE AREAS DESIGNATED BY THE CLIENT ONLY. We do not remove floor and wall coverings or move furniture, open walls or perform any type of destructive inspection. Certain structural areas are considered inaccessible and impractical to inspect including but not limited to: the interiors of walls and inaccessible areas below; areas beneath wood floors over concrete; areas concealed by floor coverings; and areas to which there is no access without defacing or tearing out lumber, masonry, roofing or finished workmanship; structures; portions of the attic concealed or made inaccessible by insulation, belongings, equipment or ducting; portions of the attic or roof cavity concealed due to inadequate crawl space; areas of the attic or crawl space made inaccessible due to construction; interiors of enclosed boxed eaves; portions of the sub area concealed or made inaccessible by ducting or insulation; enclosed bay windows; portions of the interior made inaccessible by furnishings; areas where locks prevented access; areas concealed by appliances; areas concealed by stored materials; and areas concealed by heavy vegetation. Note: There is no economically practical method to make these areas accessible. However, they may be subject to attack by microbial organisms. NO OPINION IS RENDERED CONCERNING THE CONDITIONS IN THESE AFOREMENTIONED OR OTHER INACCESSIBLE AREAS. Sampling. The Inspector will NOT be able to determine the extent or type of microbial contamination from the results of the Visual Assessment. An appropriate number of samples must be collected, as determined by the Visual Assessment, before mold can be identified in designated area(s). You will have an opportunity to have samples taken in areas of the Subject Property You designate to establish the presence and type(s) of microbial contamination. The Inspector will send samples to an AIHA approved Lab, which will analyze them for the presence of mold. The Lab will then issue a report to You detailing the presence and type(s) of mold, if any, found in the samples. A reference guide will be provided, which explains the various types of

6 Page 6 of 13 mold along with any recommended action(s). 1.1 SCOPE OF SERVICE - LOCATION OF SAMPLES Comments: Include Location of Samples: 1. Control Sample - Outdoor Front (Picture 1) 2. Closet/Bathroom (Picture 2) 3. Closet S Lower Wall (Picture 3) 1.1 Picture Picture Picture 3

7 Page 7 of METHODS 2.0 METHODS Comments: Include Air/Surface Samples: Samples were analyzed by Hayes Microbial Consulting of Midlothian, Virginia. Hayes Microbial Consulting is a participant in the American Industrial Hygiene Association (AIHA) program. Hayes Microbial Consulting is accredited under the AIHA Environmental Microbiology Proficiency Analytical Testing (EMPAT) (No ). All samples were to delivered to Hayes Microbial using their chain-of-custody procedures for microscopic analysis. Airborne fungal samples were collected using the current industries methods and used within this report. Allergenco-D cassettes were the choice for collection of airborne fungal samples. Air was drawn through the cassette at a rate of fifteen liter per minute (15 l/m), for five (5) minutes totaling (75 l/m). A flow pump (SKC QuickTake 15) or (Buck BioAire) was preset and checked regularly with a primary calibrator to maintain the set flow rate. Airborne fungal samples were taken at breathing zone height of five to six feet. Wall cavity fungal samples were collected using the current industries methods and used within this report. Allergenco-D cassettes were the choice for collection of wall cavity samples. Air was drawn through the cassette at a rate of fifteen liter per minute (15 l/m), for one (1) minutes totaling (15 l/m). A flow pump (SKC QuickTake 15) or (Buck BioAire) was preset and checked regularly with a primary calibrator to maintain the set flow rate. Surface samples samples were collected using the current industries methods and used within this report. Bulk samples are collected and placed in a zip-lock bag for laboratory analysis. Swab samples were collected on a sterile swabs with a 1 ml butterfield buffer solution. Tape samples are collected on a clear adhesive tape and place on a microscope slide for laboratory analysis.

8 Page 8 of RESULTS AND DISCUSSION 3.0 SAMPLING TEST RESULTS AND DISCUSSION Comments: Include Based on the 1 areas Air sampled, the results of the Allergenco-D cassette sampling (attached report title Hayes Microbial Spore Trap Analysis) are in the table below: Sample Location Closet/ Bathroom Total levels of fungal spores found higher or lower than the outdoor total levels Higher Mold Spores Found Elevated Chaetomium. Penicillium/Aspergillus and Trichoderma Based on the 1 areas Swab sampled, the results of the surface sampling (attached report title Hayes Microbial Surface Sample Analysis) are in the table below: Sample Location Sample Type Mold Spores Found Closet S Lower Wall Swab Chaetomium. Stachybotrys and Trichoderma

9 Page 9 of CONCLUSIONS 4.0 CONCLUSIONS Comments: Include (1) Based on the descriptive information from results and discussion section, the following conclusions are made: (2) Elevated levels of Chaetomium. Penicillium/Aspergillus and Trichoderma were found on the Air sample taken in the Closet/Bathroom in comparison to the outdoor control sample. Chaetomium. Stachybotrys and Trichoderma were found on the Swab sample taken in closet on the south lower wall. Stachybotrys is not a commonly found indoor mold and when found indoors is usually a clear indicator of a mold problem. CLOSET Visible fungal growth observed along the south, east and west walls behind the base board and along the tac-strips. (Picture 1-7) Evidence of water staining/damage observed on lower walls and base of shelving. (Picture 8-10) A moisture meter was used on the lower walls to determine moisture levels. No moisture detected. 4.0 Picture Picture Picture Picture 4

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11 Page 11 of RECOMMENDATIONS 5.0 RECOMMENDATIONS Comments: Include At the time of this investigation, the Closet does exhibit sufficient signs or "red flags" consistent with the following issues: 1. Moisture penetration that would indicate the presence of water staining and water damage. 2. Elevated levels of fungal spores found on the air samples taken within the interior compared to the outside control sample. 3. Visible fungal growth observed on building materials within the structures interior. Recommended Corrective Actions 1. MSE Environmental recommendations requires an experienced professionally insured mold abatement contractor to remove the elevated levels of fungal spores found. 2. MSE Environmental recommendations requires an experienced professionally insured mold abatement contractor to remove the impacted areas of building materials with mold found. 3. MSE Environmental requires after the customer has contacted a professional mold remediation company and their work has been completed, MSE Environmental comes back and represents the customers interests in performing the required Post Remediation Verification and Clearance Testing Investigation (Mold) to determine the success of the remediation efforts. This will reduce liability and protect everyone's interests. MSE Environmental would like to thank you for the opportunity to serve you. If you have any questions or comments regarding this report, please do not hesitate to call us at

12 Page 12 of 13 General Remarks Only insured, certified, and experienced remediators should be employed in remediation of fungal growth inside of a residential or commercial property. Ask if they have Mold Coverage insurance and have them provide you with a copy. Only a medical specialist should determine if a dwelling with indoor fungal growth is habitable. Indoor humidity (moisture from any or all sources) should not exceed 50% as part of maintaining healthy indoor air quality. Fungi will begin to grow in 24 to 48 hours after exposure to moisture and an organic (carbon) food source. All water leaks or intrusions from any and all sources must be eliminated and the affected area must be properly and aggressively dried within a 24 to 48 hour window. There is no practical way to eliminate all mold or fungi spores in an indoor environment. The only way to control indoor mold growth is to control moisture. Materials that are repeatedly exposed to moisture and then drying over a period of time can develop what is commonly known as dry rot.' Dry rot is an end result of fungal action or growth and when left unchecked can cause significant structural damage. This report is intended to be informational. At the writing of this report Nevada State and United States Federal regulations for evaluating potential health effects of fungal contamination and/or remediation did not exist. There are many variables regarding an individual's susceptibility or immunity to fungi. Strict guidelines, appropriate for assessing whether contamination in an area is acceptable or not, do not exist at the present time. Guidelines continue to change as more research and information regarding fungal contaminants in indoor environments become available. IMPORTANT INFORMATION, TERMS AND CONDITIONS RELATING TO THIS REPORT The study and understanding of molds is a progressing science. Mold, also known as fungi, are microscopic organisms that can be found virtually everywhere, indoors, and outdoors. In the presence of excess moisture, mold can grow rapidly to produce adverse conditions. In response to increasing public concern, a number of authorities, including the United States Environmental Protection Agency, California Department of Health Services, and New York City Department of Health, have developed recommendations and guidelines for assessment and remediation of mold. While it is generally accepted that molds can be allergenic, infectious, and toxic, there are no generally accepted numerical guidelines for interpretation of microbial data. The absence of standards makes interpretation of microbial data somewhat challenging. In the absence of standards, the user of this report must determine the appropriateness and applicability of this report to the given situation. Identification of the presence of a particular fungus in an indoor environment does not necessarily mean that the building occupants are or are not exposed to antigenic or toxic agents. None of the information contained herein should be construed as medical advice or a call to action for evacuation. A qualified physician should make any decision relative to medical

13 Page 13 of 13 significance. Airborne levels of mold change frequently and by large amounts due to many factors including activity levels, weather, air exchange rates (indoors), and disturbance of growth sites. It is possible for report interpretations and ranges of accuracy to vary since comprehensive, generally accepted industry standards do not currently exist for indoor air quality inspections of mold in indoor environments. Mold levels can and do change rapidly, especially if building materials or contents remain wet for more than 24 hours, or if they are wet frequently. WARRANTIES, LEGAL DISCLAIMERS AND LIMITATIONS This report is generated by MSE Environmental at the request of, and for the exclusive use of John Race. This report applies only to the investigation and inspection at the time, place and location referenced in the report, and to the property and weather conditions existing at that time only. Please be aware, however, that property conditions, investigation and inspection findings can and do change over time relative to the original investigation/inspection due to changing conditions, the normal fluctuation of airborne mold, and many other factors. MSE Environmental is not able to make and does not make any determinations as to the safety or health condition of a property in this report. John Race are solely responsible for the use of, and any determinations made from, this report, and MSE Environmental shall not have any liability with respect to decisions or recommendations made or actions taken by John Race, their subsidiaries, suppliers, employees, agents, contractors, affiliates or attorneys, based on the findings of this report. Except as expressly provided for herein, MSE Environmental hereby expressly disclaims any and all representations and warranties of any kind or nature, whether express, implied or statutory, related to the findings of this report. Additionally, this report does not make any express or implied warranty or guarantee regarding the investigation/inspection or the methodology used by the inspector performing the investigation and/or inspection reported herein, or the accuracy of any information provided. In no event will MSE Environmental be liable for any special, indirect, incidental, punitive, or consequential damages of any kind regardless of the form of action whether in contract, tort (including negligence), strict product liability or otherwise, arising from or related to the investigation/inspection or this report. The aggregate liability of MSE Environmental arising from this report, whether under contract law, tort law, warranty or otherwise, shall be limited to direct damages not to exceed the fees actually received by MSE Environmental from John Race for this report. The invalidity or unenforceability, in whole or in part, of any provision, term or condition herein shall not invalidate or otherwise affect the enforceability of the remainder of these provisions, terms and conditions. Copyright MSE Environmental

14 HMC # Analysis Report prepared for MSE Environmental 9811 W Charleston Blvd Suite #2403 Las Vegas, NV Ph.: Fax.: Job Number: Job Name: 60 Pecos Rd #1071 Date Sampled: Date Analyzed: Report Date: AIHA EMPAT Laboratory ID# EPA Laboratory ID# VA01419 Texas Dept. of State Health Services NVLAP Lab Code: AIHA Accredited Environmental Microbiology Certified Clinical Microbiologist Mold License: LAB1021 Asbestos License: Page 1 of 8

15 HMC # MSE Environmental 9811 W Charleston Blvd Suite #2403 Las Vegas, NV October 16, 2014 Client Job Number: Client Job Name: 60 Pecos Rd #1071 Dear MSE Environmental, We would like to thank you for trusting Hayes Microbial for your analytical needs. On October 16, 2014 we received 3 samples by FedEx for the job referenced above. The results in this analysis pertain only to this job, collected on the stated date and should not be used in the interpretation of any other job. This report may not be duplicated, except in full, without the written consent of Hayes Microbial Consulting, LLC. This laboratory bears no responsibility for sample collection activities, analytical method limitations, or your use of the test results. Interpretation and use of test results are your responsibility. Any reference to health effects or interpretation of mold levels is strictly the opinion of Hayes Microbial Consulting. In no event, shall Hayes Microbial Consulting or any of its employees be liable for lost profits or any special, incidental or consequential damages arising out of your use of the test results. Steve Hayes, BSMT(ASCP) Laboratory Director Hayes Microbial Consulting, LLC Page 2 of 8

16 MSE Environmental 9811 W Charleston Blvd, Suite #2403 Las Vegas, NV Ph.: Fax.: Spore Trap Analysis SOP #HMC101 HMC # Job Number: Collected by: HMC ID Number Sample ID# Sample Name Sample Volume Limit of Detection Background Fragments Nick Griffin nick@msenational.com Control - Outdoor Front 75 liters 13 spores/m /M3 Job Name: 60 Pecos Rd #1071 Date Collected: Date Received: Date Reported: Bath / Closet Area 75 liters 13 spores/m /M3 10/16/ /16/2014 Organism Alternaria Ascospores Aspergillus Penicillium Basidiospores Bipolaris Drechslera Chaetomium Cladosporium Curvularia Epicoccum Fusarium Memnoniella Myxomycetes Pithomyces Stachybotrys Stemphylium Torula Trichoderma Ulocladium Total Raw % of Count / M3 Count Total % % % % Raw % of Count / M3 Count Total % % 2 27 < 1% % Water Damage Indicator Common Allergen Signature: Date: 10/16/2014 Reviewed by: Date: 10/16/2014 Page 3 of 8

17 MSE Environmental 9811 W Charleston Blvd, Suite #2403 Las Vegas, NV Ph.: Fax.: Direct ID Analysis SOP #HMC102 HMC # Job Number: Collected by: Nick Griffin nick@msenational.com Job Name: 60 Pecos Rd #1071 Date Collected: Date Received: Date Reported: HMC ID Number: Sample Media: Swab Sample ID Number: S-1 Sample Name: Closet S Wall Organism Spore Estimate Mycelial Estimate Note Chaetomium Very Heavy Many Stachybotrys Rare ND Trichoderma Heavy Trace 10/16/ /16/2014 Signature: Date: 10/16/2014 Reviewed by: Date: 10/16/2014 Page 4 of 8

18 MSE Environmental 9811 W Charleston Blvd, Suite #2403 Las Vegas, NV Ph.: Fax.: Spore Trap Information HMC # Limit of Detection Blanks Background Fragments Indoor/Outdoor Comparisons The Limit of Detection is the lowest number of spores that can be detected based on the total volume of the sample collected and the percentage of the slide that is counted. At Hayes Microbial, 100% of the slide is read so the LOD is based solely on the total volume. Raw spore counts that exceed 500 spores will be estimated. Results have not been corrected for field or laboratory blanks. The Background is the amount of debris that is present in the sample. This debris consists of skin cells, dirt, dust, pollen, drywall dust and other organic and non-organic matter. As the background density increases, the likelihood of spores, especially small spores such as those of Aspergillus and Penicillium may be obscured. The background is rated on a scale of 1 to 4 and each level is determined as follows: ND : No background detected. (Pump or cassette malfunction.) Recollect sample. 1 : <5% of field occluded. No spores will be uncountable. 2 : 5-25% of field occluded. 3 : 25-75% of field occluded. 4 : 75-90% of field occluded. 5 : >90% of field occluded. Suggest recollection of sample. Fragments are small pieces of fungal mycelium or spores. They are not identifiable as to type and when present in very large numbers, may indicate the presence of mold amplification. There are no national standards for the numbers of fungal spores that may be present in the indoor environment. As a general rule and guideline that is widely accepted in the indoor air quality field, the numbers and types of spores that are present in the indoor environment should not exceed those that are present outdoors at any given time. There will always be some mold spores present in "normal" indoor environments. The purpose of sampling and counting spores is to help determine whether an abnormal condition exists within the indoor environment and if it does, to help pinpoint the area of contamination. Spore counts should not be used as the sole determining factor of mold contamination. There are many factors that can cause anomalies in the comparison of indoor and outdoor samples due to the dynamic nature of both of those environments. Water Damage Indicators Common Allergens These molds are commonly seen in conditions of prolonged water intrusion and usually indicate a problem. Although all molds are potential allergens, these are the most common allergens that may be found indoors. Color Note Fungi that are present in indoor samples at levels lower than 200 per cubic meter are considered insignificant. Insignificant spore counts are not color coded on the report. Page 5 of 8

19 MSE Environmental 9811 W Charleston Blvd, Suite #2403 Las Vegas, NV Ph.: Fax.: Direct Information HMC # Additional Information for Direct Identification Analysis Spore Estimate ND Rare Light Moderate Heavy Very Heavy None Detected Less than 10 spores spores spores spores or greater spores Mycelial Estimate ND None Detected No active growth at site Trace Very small amount of Mycelium Probably no active growth at site Few Some Mycelium Possible active growth at site Many Large amount of Mycelium Probable active growth at site Page 6 of 8

20 MSE Environmental 9811 W Charleston Blvd, Suite #2403 Las Vegas, NV Ph.: Fax.: Organism Descriptions HMC # Ascospores Habitat: A large group consisting of more than 3000 species of fungi. Common plant pathogens and outdoor numbers become very high following rain. Most of the genera are indistinguishable by spore trap analysis and are combined on the report. Health Effects: Health affects are poorly studied, but many are likely to be allergenic. Aspergillus Penicillium Basidiospores Chaetomium Cladosporium Myxomycetes Stachybotrys Habitat: The most common fungi isolated from the environment. Very common in soil and on decaying plant material. Are able to grow well indoors on a wide variety of substrates. Health Effects: This group contains common allergens and many can cause hypersensitivity pneumonitis. They may cause extrinsic asthma, and many are opportunistic pathogens. Many species produce mycotoxins which may be associated with disease in humans and other animals. Toxin production is dependent on the species and on the food source for the fungus. Some of these toxins have been found to be carcinogenic. Habitat: A common group of Fungi that includes the mushrooms and bracket fungi. They are saprophytes and plant pathogens. In wet conditions they can cause structural damage to buildings. Health Effects: Common allergens and are also associated with hypersensitivity pneumonitis. Habitat: Ascomycete fungus, commonly isolated from soil and decaying plant materials. It is cellulolytic and grows well indoors on damp sheetrock and other paper substrates. It is often found growing with Stachybotrys. Health Effects: It is reported to be allergenic and may produce toxins. Habitat: One of the most common genera worldwide. Found in soil and plant debris and on the leaf surfaces of living plants. The outdoor numbers are lower in the winter and often relatively high in the summer, especially in high humidity. The outdoor numbers often spike in the late afternoon and evening. Indoors, it can be found growing on textiles, wood, sheetrock, moist window sills and in HVAC supply ducts. Health Effects: A common allergen, producing more than 10 allergenic antigens and a common cause of hypersensitivity pneumonitis. Habitat: Found on decaying plant material and as a plant pathogen. Health Effects: Some allergenic properties reported, but generally pose no health concerns to humans. Habitat: Commonly found in soil and on decaying plant material. It is cellulolytic, and can be found indoors on wet materials containing cellulose, such as wallboard, ceiling tile, and other paper-based materials. It is found outdoors on decaying plant material although it is rarely detected on outdoor air samples. Health Effects: Allergenic properties are poorly studied and no cases of infection have been reported in humans. They do however produce potent tricothecene mycotoxins. The toxins produced by this fungus can suppress the immune system affecting the lymphoid tissue and the bone marrow. The mycotoxin is also reported to be a liver and kidney carcinogen. Page 7 of 8

21 MSE Environmental 9811 W Charleston Blvd, Suite #2403 Las Vegas, NV Ph.: Fax.: Organism Descriptions HMC # Trichoderma Habitat: Commonly found outdoors in soil and decaying plant material. Grows well indoors on wood and paper products. Health Effects: Reported to be allergenic and some species may produce trichothecene toxin. Page 8 of 8