Indoor Air, Gas, Odor or Mold Emergency? What to Do & When to Hire a Professional

How to identify an indoor air quality, mold, or odor emergency & what to do in an IAQ emergency
Definition of Mold Emergency: Five Conditions Indicating an Indoor Mold, Odor, or Gas Emergency
Four Actions to Take in an Immediate Indoor Air Quality Emergency
When to Hire a Mold or Indoor Air Test Professional
Definition of Indoor Air Quality Problem - how to know if you have an IAQ problem in your building
Mold Testing vs Mold Inspecting - why the difference is very important
Five rules of thumb help decide when a mold professional is needed and four actions to take in a mold emergency.
Should You Clean Mold in Advance if You ARE Going to Hire a Mold Expert
CONFLICTS OF INTEREST: Take Care in Hiring Mold Contractors: Avoid Conflicts of Interests
How to assess the risk of an indoor mold problem in order to decide when mold inspection & testing are needed
Definition of Indoor Air Quality Problem - how to know if you have an IAQ problem in your building
U. MINNESOTA RULES - Mold Testing vs Mold Inspecting - what's the difference. Advice from the US EPA, U. Minnesota & other mold experts
MOLD ACTION GUIDE - WHAT TO DO ABOUT MOLD - separate article
Questions & Answers about how to decide if a mold, odor or other indoor air emergency exists, what to do in an emergency, and how to determine if professional mold inspection & testing are needed
References

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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.

This article can help you determine whether or not a mold, odor, or other indoor air quality emergency exists, and by using five simple "rules of thumb" this information can help you decide when a mold problem in a building merits hiring a professional to investigate or clean up mold or other allergens.

How to Identify a Building Mold Emergency, Odor Emergency, or Indoor Air Quality Emergency

Watch out: because individual health risks and site conditions vary widely, no publication can always identify nor solve all problems caused by indoor air contamination. But here we provide assistance that will help in identifying an emergency and more assistance that will help determine when you need to hire a professional. Even a non-emergency situation may require expert professional advice on diagnosis of problem causes and procedures to clean up mold or to remedy other IAQ issues.

Definition of Mold Emergency: Five Conditions Indicating an Indoor Mold, Odor, or Gas Emergency

The US EPA identifies five conditions that require immediate or "emergency" response [we have added a few items]: [6]

Breathing difficulties that are widespread among building occupants, such as shortness of breath, tightness in the chest, or respiratory irritation. [An individual with breathing difficulties is an individual emergency but may not represent a building emergency.] Also see MOLD RELATED ILLNESS SYMPTOMS
Carbon monoxide poisoning symptoms: sounding of a CO detector alarm, or [apparently building-related] headaches, dizziness, drowsiness, nausea and combustion odors from heating equipment such as a heating boiler, furnace, or a fireplace, coalstove, or woodstove.

See CARBON MONOXIDE - CO and HEATING SYSTEM ODORS and WOOD STOVE SAFETY. Other gases, concentrated indoors, can also be dangerous but may be harder to detect (Carbon Dioxide - CO₂). At GAS EXPOSURE EFFECTS we provide information about a wider range of indoor gas hazards.
Diagnosis of the presence of Legionnaire's disease or tuberculosis in the building or among building occupants. Also see Legionella BACTERIA & HVAC Equipment.
Flooded or water-damaged carpeting. [Note that the "emergency" here is the need for quick response to prevent a more costly mold contamination problem in the building.] Also see CARPET MOLD CONTAMINATION and FLOOD DAMAGE ASSESSMENT, SAFETY & CLEANUP. [If you see a large area of mold in the building, more than 30 square feet of contiguous mold such as the black mold on drywall in a flooded basement shown in our photo (above left), you will need a professional to evaluate and another to correct the problem.]
Obvious life-threatening emergencies such as [a sounding smoke detector, carbon monoxide detector, or other evidence of a carbon monoxide danger or an actual fire in the building], hazardous material spills, [or warnings by officials of an earthquake, tsunami, flooding, or similar disaster that is imminent]

Four Actions to Take in an Immediate Indoor Air Quality Emergency

The US EPA IAQ Wheel offers these emergency steps for immediate action in an actual or suspected mold or building air emergency [expanded with comments - Ed]:

Immediately seek medical or public health assistance (e.g. from local or state health department - suitable for mold and similar IAQ emergencies], [or in the case of carbon monoxide or other building gas hazards, or more broad building safety questions, your local fire department, emergency rescue services, or police department]
Evacuate the affected areas, if warranted, and if feasible, take steps to limit or stop unsafe conditions [turn off dangerous heating equipment, shut water mains where plumbing supply pipes have burst];

Watch out: IF YOU SUSPECT CARBON MONOXIDE POISONING GO INTO FRESH AIR IMMEDIATELY and get others out of the building, then call your fire department or emergency services for help.

Watch out: IF YOU SUSPECT SEWER GAS or METHANE GAS HAZARDS do not operate electrical switches, cell phones, or light any flame - there may be an explosion hazard. Get others out of the building, then call your fire department or emergency services for help. Sewer gas contains methane gas (CH₄) - is a risk of an explosion hazard or even fatal asphyxiation. [SEPTIC METHANE GAS].
Ventilate the suspected areas: when appropriate, such as for carbon monoxide poisoning [first turn off the suspected equipment] or chemical spills, ventilate the affected areas with large amounts of outside air (use temporary fans if needed).
Inform building occupants and parents of minors of the problem and maintain clear communications.

When to Hire a Mold or Indoor Air Test Professional

Photograph of fungal fruiting bodies growing out of indoor baseboard trim - a very wet home.

The purpose of the advice below is to help readers decide when it is appropriate to perform mold inspection and testing on a building.

We want to know how and when mold testing is appropriate, and we want to avoid spending money on mold testing when it is not necessary. Also we want to avoid spending money on unreliable mold "tests" and inspections that do not validly support any conclusion about the building.

Our moldy home photograph (left) shows a cup fungus growing along the wall/floor baseboard trim in a home that had suffered a prolonged plumbing leak.

The visible fungal growth is quite obvious. What is less obvious, and what will require an expert inspection, is the extent of mold cleanup needed in the building, possibly including hidden mold in wall and ceiling cavities.

Definition of Indoor Air Quality Problem - how to know if you have an IAQ problem in your building

An expert who is asked to determine whether or not a building has an actionable mold contamination problem (or other indoor air quality problem) will interview building occupants, owners, maintenance staff, conduct a thorough inspection of the building inside and exterior to identify both visible mold and conditions that make a hidden mold problem likely, and s/he may conduct tests of indoor surfaces, settled dust, or air to help identify problem areas.

But there are both obvious evidence as well as more subtle clues that assist a building owner, occupant, home inspector, or buyer in deciding if a building has or is likely to have an indoor mold contamination issue, including the following:

A large area of visible mold anywhere in the building. "Large" for this purpose means more than 30 sq.ft. of contiguous mold. Some steps might be needed to rule out cosmetic mold however.
Indoor air complaints following a significant building event, leak or flooding, even if extensive mold is not visible. Other indoor air quality hazards such as chemical contamination might be sensed following application (or improper application) of pesticides, application of paints, installation of new carpeting, cabinets, tile, other furnishings, or changes to the operation of the building HVAC system.
Individual indoor air complaints may indicate an indoor air quality or mold problem, though there could be causes not related to the building too. Keep in mind that individual sensitivity to mold, allergens, and other indoor contaminants varies widely so one person may suffer while others may not sense any problem.
Widespread occupant complaints about building conditions: if complaint symptoms (such as symptoms similar to colds, allergies, fatigue, flue, allergic reactions, or reactions of asthmatics) are widespread among building occupants, those form a stronger problem indicator.
Occupant complaints that occur only while inside the building and that diminish or stop when the occupant leaves the building. Also, because exposure to molds, MVOCs, and other respiratory irritants can increase individual sensitivity or can produce long-lasting symptoms, we do not rule out the building as a cause or contributor when individual complaints persist after leaving the building.
A physician has found that a building occupant has a building-related illness. That is, the doctor indicates may be caused by or aggravated by exposure to a contaminant in building indoor air.

Watch out: the EPA and other experts warn that the absence of apparently-building-related symptoms does not guarantee that the building indoor air quality is acceptable. For example, some diseases (such as asbestosis or lung cancer) might be due to long term exposure to airborne asbestos, radon, or other chemicals, carcinogens or pathogens. [5]

Mold Testing vs Mold Inspecting - why the difference is very important

If your ONLY concern is the identity of the mold you've already seen, and if you are confident that there is not a possible problem elsewhere on the property, you could simply send a mold sample to our lab (or to any mold lab) for determination. Instructions for an inexpensive and easy way to test mold or to screen settled dust for mold are at http://InspectAPedia.com/sickhouse/bulksamp.htm

We emphasize that for small areas of mold contamination, generally where less than 30 square feet of contiguous mold is present, simple building cleaning and renovation procedures are all that's needed and testing is usually not appropriate. Most building mold contamination falls in this first category. At DO IT YOURSELF MOLD CLEANUP we provide suggestions for a do-it-yourself cleanup of small areas of mold. At MOLD TEST REASONS we discuss when it is appropriate to test for mold.

A mold professional may have some neat gadgets to find or test for mold, but a true building expert knows that a thorough building inspection and an understanding of how buildings work and where they leak, as well as an understanding of mold itself, are critical in finding hidden mold problems and in specifying the cleanup work needed.

To be effective and to produce advice which is based on more than a wild guess, building investigations for mold, allergens, gases, or other indoor air quality concerns must take a broad approach to site and building examination for probable sources of moisture, bioaerosols, toxic/allergenic mold, or other allergens.

In order to have some confidence that we understand the building, how it works, where the risks and problems lie, we examine at the entire structure, inside and out, and its mechanical systems are examined as well. Partial inspections, like partial remediation, risk the cost of having to repeat the process if it was not proper and complete the first time.

In the photos above on this page, though not much mold is visible on the drywall, the presence of fungal fruiting bodies or "mushrooms" growing indoors at the wall baseboard trim tells us that this building was very wet for some time - professional inspection is needed to define the location and extent of moldy material removal and cleaning.

Here are five reasons to consider a more extensive on-site investigation for toxic or allergenic mold

Five Rules of Thumb for Deciding When to Hire a Professional to Inspect for Mold & Prepare a Mold Remediation Plan

People in the building are at particular health risk: elderly, infant, immune-impaired, asthmatic, history of respiratory illness or other medical complaints which might be caused by or aggravated by mold, allergens, or other bioaerosols
People in the building are sick and there is reason to suspect that the building is causing or contributing to health, air quality, or similar concerns. You need a building or apartment evaluation and diagnosis to answer the question that may be posed by your doctor: might the building be contributing to or causing these complaints?
The building has or is suspected of having had a history of significant leak events or even a single event which flooded some areas: plumbing leaks, roof leaks, ice dam leaks, basement water entry, sewer backup, ventilation problems, air conditioning system problems; forced-air central heating/cooling concerns. If hidden building cavities have been wet, the mold you see may be just the tip of a "mold iceberg" that does need an expert to find the extent of mold, cause of mold, and to remove the mold.
Large areas of water damage or mold contamination have been seen and you need an estimate of the extent of demolition and mold remediation which will be needed to make a proper cleanup and repair.

Small mold problems: If you are confident that the amount of mold is less than 30 sq. ft. of contiguous mold (and that there is no significant risk of a larger hidden mold problem) then the NY City mold remediation guidelines suggest that professional remediation is not appropriate. You do not need to hire someone other than perhaps a handyman or general cleaning service. BEWARE: if during cleanup of a small mold problem you discover that it is actually a large one, stop work and bring in a professional to advise you on how to proceed.

Large mold problems: If more than 30 sq. ft. of mold-infected material is found or is already visible, then you need professional advice as more serious health risks and mold contamination may be involved.
Contractors have already bid a variety of expensive mold-cleanup approaches to building cleanup/remediation and you need an unbiased, informed professional to help sort out these proposals

Should You Clean Mold in Advance if You ARE Going to Hire a Mold Expert

If you are thinking of hiring a professional to inspect, diagnose, and test your building for mold or other problems we prefer that you do NOT conduct a "do it yourself" cleanup ahead of time. Cleaning up the mold that you see does not preclude an expert's ability to find areas of suspicion or even to find mold, but

Cleaning up the mold you see may remove some easy-to-identify materials that are useful to compare with what we find in other screening measurements find in the building - that is, it's useful to know some apparent sources of particles that we may later find in screening samples in the building.
Contamination risk: Cleaning up a large area of mold risks cross-contamination of other areas in the building
Illness risk: Doing a large mold cleanup without taking proper precautions could make someone sick

Want more mold guidance? See THE MOLD ACTION GUIDE

Can You Clean Up Small Areas of Mold Yourself?

If you're not able or interested in hiring a mold professional, and/or especially if the total known moldy area is small

Remove small mold areas yourself: For small areas of mold, it's appropriate to just remove it - if you are sensitive, fragile, or sick, have someone else do the work.
Collect and hold on to some samples. If you're going to proceed anyway, try collecting some tape samples of what you see. Instead of sending these samples off to a lab, just keep the samples, but prepare them by following the sample collection instructions at Six Easy Steps to Get and Mail a Mold Test Kit - you can always save them to give to an investigator later if it becomes necessary to investigate further
If you stumble onto a large area of mold during your cleanup (more than 30 sq ft) you should stop and consult an expert

Want to clean up your own mold? See DO IT YOURSELF MOLD CLEANUP

CONFLICTS OF INTEREST: Take Care in Hiring Mold Contractors: Avoid Conflicts of Interests

Photograph of an almost-correctly protected mold investigator at work in a moldy basement.

How to avoid conflicts of interest during a mold remediation project: the person who evaluates your property to tell you what (possibly costly) cleanup work is needed certainly should not be the same person who is going to perform that work.

Similarly, after a mold cleanup has been completed, the person who inspects and tests to certify that the work has been done properly should have no connection with the company who performed the cleaning.

In the photo the author is examining a very moldy basement. He will find the extent of cleanup needed, perform appropriate testing in this and other building areas, and will assist the homeowner in evaluating the results of the cleaning effort.

But it would be unethical and a conflict of interest for the investigator who is going to specify what mold remediation cleanup work is needed in a building to also offer to perform the cleanup work itself.

U. Minnesota general rules of thumb for deciding when to inspect for mold

[Edited and annotated by Daniel Friedman.]

IF these conditions are present in a building being evaluated for mold contamination risk

Fungal spore count or visual presence indicators are high (air or bulk) [DF comment: BEWARE: while a high indoor spore count probably does indicate a problem, a low indoor airborne mold count is not a reliable clean bill of health for a building. See ACCURACY OF AIRBORNE MOLD SPORE COUNTS.]
Fungi indoors are different from outdoors or non-complaint control areas.
Fungi are allergenic or toxic
The area is likely to be disturbed
There is or was a source of water or high relative humidity, AND
People are occupying the area or have contact with air from this area
There are immune compromised individuals or individuals with elevated sensitivity to molds
[DF Comment: we add other examples of people at special risk: elderly, infant, asthmatic, COPD sufferers]

THEN mold may be a problem in the building. -- N. Carlson, U. Minnesota [Comments added by DF]

FAQs about how to decide if a mold inspection and testing are needed, justified, appropriate at a building

Question: How do I find an "independent" mold consultant?

How does one find an independent mold consultant? - Mary Robinson

I just had my pest control company look in my attic for mice. When they came downstairs they told me there is 'wood fungus' on the attic beams. They offered to spray it to kill it for almost $800. From what I've read, this doesn't sound like a good idea. Would you suggest hiring an investigator? - D. Falk

Reply: your mold expert should investigate and write the remediation plan but should not perform the cleanup work

Mary: If your emphasis is on "independent" you need to interview the consultant and make sure that s/he only inspects, diagnoses, tests, and writes the remediation and repair plan - that is, s/he does not perform the actual cleaning or repair work, and s/he has absolutely no financial nor business relationship with the company that does perform that work.

If your emphasis is on how to find a mold or indoor air person, my goodness, we're drowning in them - by using the EXPERTS DIRECTORY link at page top you will see lists of directories of inspectors various expertises; on line web search, yellow pages, inside of matchbook covers.

But unfortunately some such "experts" just collect samples and send them to a lab - not a very helpful process if a diagnostic inspection and interview and consulting are not included in the fee. And other "mold experts" are more interested in performing the clean-up job too - an innate conflict of interest that exposes everyone, you, the consultant, the cleanup crew, to an actual or potential charge that the advice you received was not un-biased.

D. Falk: Your PCO may be well intended and certainly they have found it profitable to jump on the mold bandwagon, but their approach is incompetent. Spraying as a "cure" for mold is inadequate. Proper procedure is more work - if there is a problem mold reservoir the mold is physically cleaned (removed) and its cause has to be corrected.

Question: mold in rental property vents - what tests would be appropriate? Can I use a mold spray to cure a mold problem?

Daniel, I hired a 'professional' vent cleaning service to clean a rental home's ducts yesterday, against my better judgment, but to appease a difficult tenant.

As expected, they tried to 'upsell' the job, INCLUDING 'testing for mold', stating there were a few spots in vents that looked like mold. Upper level of home tested negative, Lower level tested positive. I've been told by a licensed HVAC contractor that it's common for a little mold to be present in many areas of a home, but highly unlikely for this to be problematic, given that we live in Albuquerque NM: high desert. The home is cooled by an evaporative cooler (vs refrigerated air).

Can you recommend how to best test this alleged mold? Also, when I was able to get the Vent Cleaner alone & 'thank' him for alarming the tenant w/ his mold comments, he stated that some simple, over the counter sprays from Lowe's or Home Depot could probably fix the problem (vs me paying him another $160 to do so) - L.W.

Reply: If there is no mold problem testing is not appropriate; if there is a mold problem, sprays alone are not a recommended "mold cure"

A competent onsite inspection by an expert, a real one, not an HVAC company trying to sell more duct cleaning services, can often finds additional clues that help accurately diagnose a problem, or that indicate that there is no evidence of a larger mold reservoir that justifies costly cleaning.

That said, it's true that often we find small patches of mold in HVAC systems and that an expert can find at least some mold in just about any building. Often a small Cladosporium colony is seen on HVAC ductwork just downstream from the blower fan in the ductwork. While Cladosporium sp. (the largest group of molds) contains some members that can be harmful to people, small immobile colonies of even a square foot or two are unlikely to be detectable in the building air.

Watch out: if the conditions that produced mold growth that you see anywhere in the building have also produced a larger but less obvious mold colony, say more than 30 sq.ft., and say of highly-mobile problem molds such as Aspergillus sp., the little, probably harmless mold you saw may not be the issue but it might be a pointer to a less obvious problem.

The article above is intended to help decide if an expert inspection and tests for mold are really justified and appropriate at a property. If the rules of thumb we describe above all fail to indicate that further inspection and testing are needed then it's unlikely that it is appropriate nor cost justified to perform more mold testing at your building as well.

The comment by your HVAC guy recommending a mold cure by applying sprays suggests to me that the person is not properly informed about mold.

Mold Sprays Alone are not a "Cure-all" for Indoor Mold Troubles

Sprays alone are not a "mold cure" and in some cases can even be a health problem themselves. There is a place for sealants and disinfectants but not as a "mold cure" see MOLD SPRAYS, SEALANTS, PAINTS.

Find and Fix the Cause of Indoor Mold Growth

And furthermore, if there really were a mold problem, in the ductwork or elsewhere in the building, finding and fixing the cause of the mold growth is an essential part of a mold remediation plan. Otherwise the time, trouble, and money spent on the "mold cleanup" is simply wasted when the mold-growing conditions remain and a problem returns at the same spot or others in the building.

Amateur "mold inspections" can be Risky - do nothing or do it right?

If legal or health complaints justify a check of the building for mold, I would be certain it's performed by an expert. You don't want to be in the position of asserting that there is "no problem" if in fact there is one, since someone could get sick and you could bear liability for it.

On the other hand, as we discuss in MOLD EXPERT, WHEN TO HIRE the article above, in the absence of good reason, a thorough inspection and testing for mold are not justified, and superficial tests (air tests, cultures, etc.) used alone, without an accompanying careful inspection would be unreliable.\

Question: Moldy Rental Apartment in a Basement - allergy flare-up

My husband, 5-month old son, and I recently moved into a water-front basement apartment (about two weeks ago) and immediately noticed our allergies flair up. My husband and I are both allergic to mold, but we can't find more than small amounts on the floor boards. In the closet of our bedroom, there is a boarded up septic pump that smells terrible and might be contributing to our problem. Our landlord is not terribly concerned at the moment. What can we do to test the area? We have all developed colds and wake up each morning with terrible congestion, drainage, and headaches. - Rosi B.

Reply: Red Flags about Mold-Suspect Apartments

There are a few things an experienced investigator hears that trigger a sort of "red flag" or prejudiced expectation of trouble, including basement+apartment+waterfront. The worry-o-meter points up a bit more for "mold allergies"
and more for "septic odors".

You are describing at least two possible problem areas: mold and sewage pathogens/sewer gas. And there could be serious health risks. Notify the landlord in writing of your concerns immediately. You can hire an experienced environmental investigator (search our website for "Mold and Allergen Inspectors & Testing Consultants" for a directory that might be helpful. Discuss the inspector's experience, and the extent of actual inspection, not just "testing" before hiring someone. Tests performed without an expert inspection are not worth much.

Question: Moldy Rental Apartment Ceiling - Is this Serious? Do I need a Mold Expert?

I was hoping to get some quick advice from you regarding my mold problem, and the sooner the better.

I feel as though my management and landlord are pressuring me to just do a paint job and don't want to admit there is mold because of their liability and costs, and I don't know that I can trust expert advice if I call in mold specialists (as you articulate in your amazing guide to mold). I also do not have the money to call in experts and seek advice, as I am currently a student and in a great deal of debt.

I understand that you cannot give me exact advice based on a photograph, but I am at least hoping that you can just give me an opinion as to whether I should call in an expert for the problem.

I live on the 10th floor of a fairly nice apartment complex, and this mold has appeared in my bedroom. The room is not ventilated with open windows, but it has the sole convector that is both the AC and heat in my building. It appears like it originated from upstairs, or for the convector (which is just under the visible window in the picture). The mold grew rather quickly and spread fast, and I believe it may be irritating my mild asthma. I live in Washington DC, which is a very humid place.

My concern is this: I do not want to have to rip out walls as I am in the middle of a school semester and that would not be ideal since I would have to relocate; meanwhile, I don't want to bleach and paint over it, only to have this problem arise again. I understand that you may not be able to give me expert advice through a simple photo, but in case you can tell me whether this problem looks serious or not, I thought to email. Because of my asthma, I understand that you may be obliged to recommend an expert, but if that was not a concern and a paint job will suffice, that would be ideal for my school work.

I know this may be unreasonable, but I am hoping you can get back to me tomorrow as my landlord is coming to see the unit and I want to be able to make a good argument and uphold my right to have a livable apartment. However, your advice would be much appreciated whenever you can give it, whether tomorrow or weeks or months from now.

Thank you so very much, and more specifically, thank you for your guide - it was the most helpful thing on the internet! - S.M., D.C.

Reply: A Paint-over of an extensively mold-contaminated ceiling is out of the question. Professional mold inspection and a remediation plan are most likely needed in this case

My opinions below are based on your email, your photograph, and my own field and lab experience in building mold contamination diagnosis and remediation. Naturally a competent onsite inspection by an expert usually finds additional clues that help accurately diagnose a problem and that would permit recommending the proper steps to correct these conditions. That said, here are some things to consider:

Basis for Opinion that Professional Mold Inspection & Cleanup are Needed

Extent of Visible Mold:

Your photo shows heavy black material on a ceiling that from your description sounds and looks as if it is almost certainly mold. It would be unusual for only one mold genera/species to be present under these conditions, so it would be an error to assume that the black mold you see is the only mold there nor even that it is the largest mold reservoir nor that the black mold is the most harmful mold present.

For example, if the mold growth was caused by leaks into the ceiling cavity from above, there could be a larger reservoir of mold in that space.

The mold growth pattern suggests that it is following a previous paint pattern, though there could be other explanations. More significantly, there is almost certainly more than 30 sq.ft. of contiguous moldy surface in this area. In your photo it looks as if mold growth is extending down the building walls from the ceiling area.

Health Risks of Occupants

Your concern for irritation of asthma is a very reasonable one. In my experience both chronic exposure and short term high level exposure to at least some molds can increase mold sensitivity and even induce severe allergic or asthmatic reactions in some people. The longer you are exposed the greater the risk.

Conclusions: hire a mold expert

Under these conditions, and as we discuss at MOLD EXPERT, WHEN TO HIRE it is very apparent that professional inspection and diagnosis of the location and extent of mold growth and the steps necessary to not only remove it but stop future mold growth in the area are what's needed.

My conclusion is that the problem looks serious and that you need a competent onsite professional to confirm the extent of mold growth, its cause, and the steps needed to correct the condition. As you are renting this apartment you will want to determine who is responsible for fixing this apartment mold problem, and even if you bear none of the responsibility you'll want to assure that it is handled correctly. See RENTERS & TENANTS GUIDE TO MOLD & INDOOR HAZARDS

Warnings about Mold "Tests" and "Treatments"

I don't mean just "mold testing" - which would not be helpful.

In addition, because of the amount of moldy surface, it's likely that dust containment, negative air, and steps to protect your own belongings as well as the apartment contents will be needed during demolition and cleaning of the surfaces.

Simply painting, spraying, or surface treating these areas would be an inappropriate approach. YOu'd be leaving mold-contaminated ceiling materials in place, perhaps a significant problem in the ceiling cavity, and almost certainly the cause would by that approach remain un repaired. When there is moldy drywall the proper repair is to remove that material - it cannot be reliably cleaned and the hidden side would remain un inspected and untouched as would any mold in the cavity above.

Does it Make Sense to Try an Emergency Seal-Off of the Moldy Area?

While I do not recommend it in this case, in an emergency in which an occupant simply cannot move out of an area to permit necessary mold cleanup work, it might make sense to install a continuous 6-mil poly plastic temporary mold barrier covering over all of the contaminated surfaces as a short term stop-gap measure.

The problem with this approach is that no one has adequately determined the extent of mold contamination: the barrier may be incomplete or inadequate. Also the barrier, by trapping moisture, is likely to increase the mold growth problem, and finally, because the cause of growth has not been determined I'd have little confidence that it would not appear soon outside the barrier.

Need to Move Out of a Moldy Apartment? Protect or Clean Items to be Moved

I am sorry to say that in the case that you describe the problem room needs to be isolated from the rest of the apartment. If this cannot be achieved then indeed you may need to move elsewhere during the remediation. That question will be answered by a professional inspection and by the mold premeditation company. Watch out: if your apartment contents become contaminated with mold growth, or more likely in this case, moldy dust, they may need cleaning before you move them to the new residence.

Question: Windows as a source of mold contamination:

How can I Tell if a Window Leak Has Caused A Mold Problem in My Home?

I had energy efficient windows installed in my townhouse over a year ago. This past spring one of the master bedroom windows leaked after a rain storm because the caulking failed. The company immediately came out and re caulked the window and it hasn't leaked since. My concern is that I now have a water stain under the window on the drywall, and since I have a mold allergy, I'm wondering if there might be mold on the inside of the drywall.

I read your article on testing the dry wall but as mentioned in the article would rather not cut into it unless it's necessary. I looked at other articles but didn't see one with a picture resembling the water stain I'm concerned about. What would you recommend? By the way, this is a very helpful website. I was considering using ozone for any possible mold in my place but see from your article that's not a good idea. Thank you. - G.N.

Reply: Follow the water, estimate the risk, decide if an expert inspection is needed, don't just "test" for mold

A competent onsite inspection by an expert usually finds additional clues that help accurately diagnose a problem with mold, hidden mold, and with tracking down just how much water leaked into the building and where it went. Indeed a basic axiom in deciding the level of risk of an actionable hidden mold reservoir is to identify places where water has leaked into the building, asking how much water leaked where for how long and just where did it go in the building? Follow the water.

That said, here are some things to consider:

First, how disappointing that your new windows leaked - certainly a wet wall below a leaky window is not particularly energy efficient, and indeed it could become a mold reservoir.

Second, the risk of a mold problem that you can't see but that is significant enough to merit removal is not something I nor anyone should guess at by email with so little information. In the article above at MOLD EXPERT, WHEN TO HIRE we give some suggestions on how to decide if it's justified and appropriate to hire someone to perform a more competent mold inspection at your building. Testing alone is not reliable.

Third, I would not rely on "mold tests" alone to decide if further investigation is needed. A "mold test", especially an air test for airborne mold, performed without an expert diagnostic inspection of the building is just not reliable in cases where the result is "negative".

We have been sick since moving in to our apartment. The landlord is replacing leaky windows but we want to move out

We moved into a basement apt last nov and both scott and myself have been on and off sick ever since we moved in, we had management come to investigate the problem and so now they are going to replace the windows, my question is this, by replacing the windows, which were the main causes of mold in our apt, i know its in the carpet and in the walls, we both suffer from hiv and we want to move out of this place, how do we go about getting out of our lease without getting taken advantage of? our lease is up oct 31 and we cant stay that long, we have already applied for a new apt in a different area and got accepted and plan to move out on sept 10th,our lease agreement states that if we break our lease we will have to pay 1 and a half times our rent which is about $1500 and we just cant do that, what advise can you give us before we go and give our notice? please advise, thank you
clay and scott

Reply: Look at more than just leaky windows when tracking down mold contamination

I would NOT assume that your windows were the main cause of a mold problem, though certainly leaky windows or lots of condensate running into walls could be significant. Often a basement apartment has a history of leaks into walls, sometimes prior floods or water entry, and thus there is a risk of larger hidden problem mold reservoirs that can be found by an expert who combines visual inspection, history taking, and strategic testing, perhaps even some careful looks into wall or ceiling cavities in highly suspect areas.

As tenants you may have trouble with the cost of a competent inspection (about as much as your rent) and with the need for invasive measures. If you've notified the landlord in writing and no one will act, and you want to move, you need to consult a real estate attorney. Typically the combination of actual credible evidence of a habitability issue that the landlord won't or can't address is enough to justify breaking a lease.

Beware: if your apt is really moldy your possessions may need to be cleaned before importing them to a new home.

Question: My mold expert passed my home after a mold test but I keep smelling mold. How do I find where the smell is coming from?

Thank you for your excellent site! I am in a quandry about mold testing & remediation. We live in a relatively new home (about 10 years). Because I suffer from allergies & sensitivities, we had this house thoroughly inspected when we purchased it 7 1/2 years ago, by both structural inspectors & an environmental inspector (for mold & radon); both inspections were passed easily, and the environmental inspector's report called our home "one of the cleanest" he had ever tested. But I am now (and for some time) smelling mold. Nobody else does, but everyone knows that my nose knows. We have had several inspections done by various professionals, and so far we have found and corrected 2 small leaks and small mold problems ... but I still smell mold.

The only possible source I can imagine is the cathedral ceiling, which we cannot inspect properly because there is no attic there. The attics on the sides of the houses have been inspected & seem clean, and the roof has been inspected and declared good, no leaks. One friend has suggested that perhaps there is simply inadequate air circulation in the cathedral ceiling which allows some mold growth in the insulation. We have had an infrared camera inspection, and no obvious leaks/cold spots were found (but some vaguely cloudy areas that the operator could not interpret). I have called more mold inspectors, who want to do very costly sample testing. I don't see the point: I smell the mold, I want to know WHERE it is and get rid of it; I don't really care what kind it is.

So, my question: Can we simply seal the attic/ceiling to prevent air infiltration and avoid ripping out the entire ceiling of our home? If not, what can we do to reliably verify if this is the source of the smell, or where else there could possibly be mold, other that ripping out our ceiling? Thank you! (And apologies for the long & disjointed letter)

Reply: how a mold expert decides where to make a test cut

Lisa, if you smell mold, there is probably a mold contamination source to be found and remedied. It may be possible to home in on the problem if your "expert" really is one - someone with both training and experience in finding building mold. We use a combination of case history, occupant complaints, and a thorough visual inspection of the building for history of leaks, likely moisture problems, and similar clues to identify the "most likely" areas of hidden problems that justify further investigation - often by a small test cut into a cathedral ceiling to use your example.

Your description of your "experts" makes me wonder about the services you received: I wouldn't expect an experienced professional to "pass" or "fail" a building. Those terms are simply too much of an over simplification; most experienced inspectors speak with more caution, and will tell you whether or not they were able to find evidence of a problem that merits further investigation or not.

I would not just "seal" the ceiling as a mold "cure" without first finding out where the problem mold is, how large the mold reservoir is, and what caused it. Why?

A leak that is causing mold in a cathedral ceiling may also wet the insulation, wasting energy and increasing heating costs and leading to structural rot and later, far more costly repairs that all could be avoided
Openings in a ceiling, such as around light fixtures, may allow contaminants to enter the living space
Painting over the ceiling is a "band-aid" approach that is unlikely to correct a mold odor - MVOC's are gases that may still find passage into the occupied space

So first let's find out if there is a mold problem that needs removal and find out if there is a roof leak that needs repair.

Question: for a Moldy school in Tulsa, I Have a Free Mold Kit - where do I send it?

I have a mold kit that someone gave me but it does not have an address where to send it for results. I work in a school that I understand is infested with mold but they have yet to do anything about it. I have been in & out of doctors offices & the hospital with symptoms that are believed to be from the mold, & the only mold I am exposed to is here at my school. I have always been extremely healthy, but now suffer with asthma & allergies due to mold. In fact, I have to go to an ENT for weekly injections for mold. I don't mind paying for the test, even though my school should be ultimately responsible. Can you help me? Please!!! - Anon., Tulsa

Reply:

A competent onsite inspection by an expert usually finds additional clues that help accurately diagnose a problem with building indoor air, with visible or hidden mold or other contaminants, and with the cause and remedy that should be understood and acted upon - not things you can decide from a mold test kit. That said, here are some things to consider:

you don't say whether your "kit" is intended to collect a physical sample on tape for direct microscopic analysis or (as more likely I guess)
if it is a mold culture plate ( a round plastic container with some media inside)

You can send your mold test kit to any mold test lab - most of them anyway - will accept it and charge you an analysis fee. But you should realize, especially as you express health concerns, that "test kits" for mold are basically unreliable when used in the absence of an expert onsite inspection, occupant interview, case history. Only about 10% of molds will grow on any culture whatsoever, so you're about 90% wrong when you open the box. Details are at Mold Culture Plate Test Errors.

Therefore if you or others have reason for serious concern about mold and indoor air quality in your workplace, it seems to me smarter to be sure that a competent expert is engaged to help assess the situation. To avoid any appearance of conflict of interest, having given the advice in this note, that is not a service that we would provide.

Above beginning at MOLD EXPERT, WHEN TO HIRE we provide advice that can help you decide if hiring a mold expert to inspect, interview, and perhaps conduct some testing is appropriate.

Question: I had a house air test for mold and Asp/Pen was 920 and 644 and 2850. There is no visible mold. Should I be concerned?

I recently had a air quality sample done of our house. Asp/Pen outside was 920, on the first floor it was 644 and in the basement it was 2850. There are no visible signs of mold. Should I be concerned and do I need a mold remediation specialist? It's a finished basement.
thanks! - John G. 10/7/2011

Reply: If your mold inspector is not answering these questions, what was s/he paid for?

John, my best advice on deciding if you need to hire a mold investigator or mold specialist is summarized in the article above. There you'll see that we list a variety of factors one would consider in making a decision to go further or not. Depending on various factors such as occupant health risks, building complaints, visual observation of water or leak history, etc., even a small visible mold colony could prompt further investigation.

Your high indoor Pen/Asp count is roughly 3x the outdoor count (and of course the outdoor count might not even be the same mold spores as found indoors) and your basement count is highest, suggesting that if there is a substantial problem mold reservoir that's where to start looking. That alone might be enough to prompt further inquiry.

Did you ask the expert you paid to perform mold tests for an interpretation of the rest results? If not, you're not getting what you paid for.

Question: moldy basement "rafters" (ceiling joists)

I was wondering I could email you a few photos of my basement rafters (I can not figure out how to attach the photos to this comment). The area is below my living room (no overhead water source) and this mold-like staining is on several rafters intermittently, as there are rafters between the stained ones that have no visible mold. There has been no water intrusion and the rafters have been dry. In the room is our HVAC and other mechanicals. I have reviewed your articles and it seems like it may be the cosmetic variety that is harmless. However I do notice a moldy odor in the basement during the rainy/humid seasons. I am getting conflicting ideas based on your articles about mold odor meaning there is definitely mold that should be dealt with and cosmetic mold. - Anon 12/26/11

Reply: guard against spending large sums on cosmetic, harmless indoor mold

Mold on basement rafters?

We would be glad to take a look at photographs that help explain a question you pose to InspectAPedia experts. Use the CONTACT links found at the top or bottom of our web pages. While examining a photograph is never a substitute for an expert on-site inspection, and while often an expert will find important conditions that a layperson may have not noticed, photographs do provide excellent information that can often allow us to make useful comment.

Question: we have been constantly sick, my mold inspector didn't find anything, but based on 300 spore/M3 of air the inspector called for $2000. worth of remediation

I and my kids have been sick constantly for the past 4 months with respiratory issues. My husband thinks it's just because my son started preschool but I was concerned so I hired a professional to do a mold inspection and test. The inspector found no visible sources of mold, water damage, etc. He thought our house was pretty clean.

But then the air samples he took came back from the lab with around 300 count of Penicillium/Aspergillus mold spores in the bedrooms where the samples were taken. The final report called for $2000 of professional remediation cleaning of the bedrooms using HEPA vacuuming, etc from their company to solve the problem solely based on the air samples taken because the inspection otherwise found nothing.

At this point, I"m not sure what to do. I'm not sure whether I should move forward with this costly remediation when there isn't a source of mold found. I'm not sure this remediation of cleaning out the rooms with even make a difference overall. And I'm not convinced we have a problem with an Aspergillus/Penicillium spore count of 300 in the air. If I was convinced then I would spend the money but it's a lot of money for us. I'm not sure what to do. - Felicia 5/29/2012

To clarify a bit further. The outdoor asp/pen count was 90. So the inside count was 3x the amount as outside at 300. But I did read in another inspectapedia article that clean building counts ranged from 250-600ish. I read the article above but am still not sure what to do. Thank you for your help. - Felicia

Reply: first confirm that there is a problem, second find it, third find its cause, fourth remove the problem and fix the cause

Felicia the report and advice you received sound very questionable to me; if there is a high indoor Pen/Asp count then one needs to look for and find the source of that material. Just surface cleaning of exposed areas is premature and a waste of money - it's treating the symptom without finding and fixing the cause.

An expert inspector examines the entire building, inside and out, and when there is no visible mold of consequence, but testing and case history and other observations suggest a mold problem, then s/he looks for and investigates further into the most likely locations of a hidden problem, often by looking at the building leak history or design that points to most likely locations for hidden leaks or moisture traps.

Watch out: For an article with many examples of how one might interpret various mold inspection or mold test results with different "spore counts" take a look at MOLD STANDARDS. But keep in mind that very trivial changes in how a "test" is conducted can result in several orders of magnitude difference in the "count" number obtained, and worse, some tests that detect mold are detecting the mold that liked a culture not the mold that is a problem in the building.

1. Comparing indoor to outdoor mold spore counts, while a common practice, is highly unreliable as it's often comparing apples and oranges. For example outdoor Pen/Asp could be a completely different genera/species than the indoor mold, thus making their comparison irrelevant;

Also even very low spore counts can indicate an indoor mold reservoir in certain cases, such as finding Pen/Asp spores in connected spore chains.

2. Please take a further look at the article above, including the FAQs section, intended to give you some criteria to help decide when it is justified to dig further into this question for an individual building. Then let me know what questions remain.

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Technical Reviewers & References

Related Topics, found near the top of this page suggest articles closely related to this one.

[1] Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. (727) 595-4211 mark@BestTampaInspector.com Technical review, text clarification, 03/31/2009
[2] "A Brief Guide to Mold, Moisture, and Your Home", U.S. Environmental Protection Agency US EPA - includes basic advice for building owners, occupants, and mold cleanup operations. See http://www.epa.gov/mold/moldguide.htm
[3] US EPA - Mold Remediation in Schools and Commercial Building [Copy on file at /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
[4] US EPA - Una Breva Guia a Moho - Hongo [Copy on file as /sickhouse/EPA_Moho_Guia_sp.pdf - en Espanol
[5] US EPA - Mold Remediation in Schools and Commercial Building [ copy on file as /sickhouse/EPA_Mold_Remediation_in_Schools.pdf ] - US EPA
[6] "Indoor Air Quality Problem Solving Wheel", U.S. EPA (included in [3] above. EPA Telephone for IAQ information & publications: 800-438-4318 S/N 055-000-00390-4

Allergens: Testing for the level of exposure to animal allergens is discussed at http://www.animalhealthchannel.com/animalallergy/diagnosis.shtml (lab animal exposure study is interesting because it involves a higher exposure level in some cases
Allergens: WebMD discusses allergy tests for humans at webmd.com/allergies/allergy-tests
Atlas of Clinical Fungi, 2nd Ed., GS deHoog, J Guarro, J Gene, & MJ Figueras, Centraalbureau voor Schimmelcultures, Universitat Rovira I Virgili, 2000, ISBN 90-70351-43-9 (you can buy this book at Amazon) - The Atlas of Clinical Fungi is also available on CD ROM
"Disease Prevention Program for Certain Vegetable Crops," David B. Langston, Jr., Extension Plant Pathologist - Vegetables, University of Georgia (PDF document) original source: www.reeis.usda.gov/web/crisprojectpages/209797.html
"Disease Prevention in Home Vegetable Gardens," Patricia Donald, Department of Plant Microbiology and Pathology, Lewis Jett
Department of Horticulture, University of Missouri Extension - extension.missouri.edu/publications/DisplayPub.aspx?P=G6202
"IgG Food Allergy Testing by ELISA/EIA, What do they really tell us?" Sheryl B. Miller, MT (ASCP), PhD, Clinical Laboratory Director, Bastyr University Natural Health Clinic - ELISA testing accuracy: Here is an example of Miller's critique of ELISA http://www.betterhealthusa.com/public/282.cfm - Townsend Letter for Doctors and Patients
The critique included in that article raises compelling questions about IgG testing assays, which prompts our interest in actually screening for the presence of high levels of particles that could carry allergens - dog dander or cat dander in the case at hand.
http://www.tldp.com/issue/174/IgG%20Food%20Allergy.html contains similar criticism in another venue but interestingly by the same author, Sheryl Miller. Sheryl Miller, MT (ASCP), PhD, is an Immunologist and Associate Professor of Basic and Medical Sciences at Bastyr University in Bothell, Washington. She is also the Laboratory Director of the Bastyr Natural Health Clinic Laboratory.
Kansas State University, department of plant pathology, extension plant pathology web page on wheat rust fungus: see http://www.oznet.ksu.edu/path-ext/factSheets/Wheat/Wheat%20Leaf%20Rust.asp
"Management of Powdery Mildew, Leveillula taurica, in Greenhouse Peppers," Ministry of Agriculture and Lands, British Columbia - Original source: www.agf.gov.bc.ca/cropprot/peppermildew.htm
Fifth Kingdom, Bryce Kendrick, ISBN13: 9781585100224, is available from the InspectAPedia online bookstore - we recommend the CD-ROM version of this book. This 3rd/edition is a compact but comprehensive encyclopedia of all things mycological. Every aspect of the fungi, from aflatoxin to zppspores, with an accessible blend of verve and wit. The 24 chapters are filled with up-to-date information of classification, yeast, lichens, spore dispersal, allergies, ecology, genetics, plant pathology, predatory fungi, biological control, mutualistic symbioses with animals and plants, fungi as food, food spoilage and mycotoxins.
Fungi, Identifying Filamentous, A Clinical Laboratory Handbook, Guy St-Germain, Richard Summerbell, Star Publishing, 1996, ISBN 0-89863-177-7 (English) (buy at Amazon)
Looking for Mold Procedure: what mold is often found where in buildings - simple technical presentation
Rot concerns in buildings-some building mold such as Meruliporia incrassata "Poria" risks serious or Una Breva Guia a Moho - Hongo [Copy on file as /sickhouse/EPA_Moho_Guia_sp.pdf Una Breva Guia a Moho - Hongo - en Espanol

Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair

Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.

The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.

Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.

Building inspection education & report writing systems from Carson, Dunlop & Associates Ltd

Environmental Health & Investigation Bibliography - our technical library on indoor air quality inspection, testing, laboratory procedures, forensic microscopy, etc.
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