Harry Morrell | St Louis Real Estate Voice

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St. Louis Real Estate - Mold and Moisture Intrusion

Filed under: Building Inspection News, First Time Home Buyer, For Buyers, For Sellers, Relocation Buyer, Unrepresented Seller(FSBO)

The State of Missouri and the surrounding areas have had record rainfall for the year of 2008. It appears that everything has dried out and water levels have receded. The big concern for home owners and potential home buyers is if the home has had any excessive water/moisture intrusion into the interior spaces of the home. If water/moisture intrusion has occurred mold could be manifesting in your home without your knowledge.

Neither the State of Missouri nor any federal agencies currently have any regulations regarding investigation, evaluation, or remediation of mold. The front runners in the development of mold regulations include the states of New York, California, Minnesota, and Texas.

A general home inspection during a real estate transaction typically includes looking for mold, and water/moisture intrusion. This is significant during the inspection of the interior. Every home inspector should be aware of the legal consequences of mold in homes. In fact, mold litigation has been the chief reason for mold awareness in homes. Health issues and the affects mold has on adults and children have been debatable. However, the mere thought of going through trials and litigation over mold, health concerns, and law suits make the whole mold issue significant.

A careful visual inspection for mold and water/moisture intrusion can eliminate 80% of the concern and responsibility of mold being in the home. The 20% of what is going on in between the walls that can’t be seen will always be there. Most good home inspectors will do a virtual photo scan of the entire house to document what the conditions were at the time of the inspection. However, all parties should be aware that lawsuits and litigation can raise its ugly head even when everyone has made a good faith effort to disclose and carefully inspect the property before the real estate transaction has closed.

During the inspection the inspector will typically look for stains and/or mold and then try to determine the source of the stains. Mold does not appear out of the blue by itself. Sources are typically an interior water leak, or water/moisture intrusion from the exterior to the interior spaces or lack of or improper ventilation. If there is an unusual odor or musty smell, air monitoring should be considered. If mold is found, the inspector may also suggest taking a sample to determine and identify exactly what type mold is present in the home, toxic or allergenic. Both these procedures are separate fees from the whole house building inspection.

Take time and talk with your inspector over all these variables and more concerning mold. You can’t afford not to know about mold in your home. And make sure your inspector is ASHI certified!

Harry Morrell
ASHI Certified Inspector

Posted by Harry Morrell | Read More | Your Comments Are Welcome! | 11.10.2008

St. Louis Real Estate Voice - Building Inspection - Fireplaces

Filed under: Building Inspection News

fireplace got a little warm Are you going to use your fireplace this heating season. . .you better read this!

Cooler weather is right around the corner and homeowners should consider getting their fireplaces ready for service for those cold winter nights. Home buyers who are purchasing a home with a wood burning fireplace should ensure that the homeowner has properly maintained this appliance. A standard ASHI inspection will address most concerns a buyer may have during the real estate transaction inspection. The inspector will know when conditions require further evaluation.

The National Fire Protection Association, (NFPA) has addressed the minimum chimney inspection standards and classified three levels of inspection.

A level one inspection includes the readily accessible portions of the chimney exterior, the interior fireplace, and portions of the chimney connections that are accessible. The inspector should be looking for the basic soundness of the chimney structure and flue as well as the basic appliance installation and connections. The inspector should also verify if the chimney is free of obstruction and there is proper clearance with combustibles in accessible locations including basements, attics, and crawl spaces. Level one inspections should be included in your report, in the fireplace section, at the time of the real estate transaction.

Level two inspections includes inspecting everything listed in a level one inspection with the addition of video scanning equipment to examine and positively determine if the internal surfaces and joints of all flue liners incorporated within the chimney are performing as intended. No removal or destruction of permanently attached portions of the chimney or building structure is required by a level two inspection.

When a level one or two inspection suggests a hidden hazard and the inspection cannot be performed without special tools to access concealed areas of the chimney or flue, a level three inspection is highly recommended. Removal or destruction, as necessary, of permanently attached portions of the chimney or building structure will be required to positively determine if safety hazards or conditions exist.

Your home inspector will be able to advise you of the appropriate level of inspection needed for your particular house. In addition, regular yearly inspections are recommended for all chimneys, fireplaces, and vents. Each year unsafe chimneys cause significant numbers of injuries and deaths, and account for more than $200 million in property losses. Don’t become a statistic, get an inspection.

Posted by Harry Morrell | Read More | 1 Comment » | 10.07.2008