IAQ ASSESSMENT – MOLD INSPECTION REPORT

MOLD REMEDIATION PROTOCOL

Ormond Beach Realty

118 Moonstone Court
Port Orange, Florida 32129

Date of Inspection: May 21, 2019

Thank you for giving Mold-Spec the opportunity to perform a Mold Assessment at the above
referenced property.

OUR OBJECTIVE
MOLD-SPEC was retained by the client to perform an IAQ Assessment. The Indoor Air-Quality
assessment will include the collection of air samples. The collection of air samples will
determine whether the Indoor Air-Quality has been compromised by the presence of Mold and
whether mold remediation will be necessary. The property management company has a tenant
that is complaining that she has been “sick since she moved in”, which was approximately two
(2) months ago. She believes there is a mold problem. The property management company
does not believe there is any water damage issues and has not seen a problem.

VISUAL INSPECTION, MOISTURE INSPECTION

Visual inspection indicated there is water stains and visible microbial growth on the exterior
walls of the Living Room, Entrance and portion of the Kitchen. The humidity levels were normal
at the time of the inspection. There is also visible microbial growth on the backside of the
drywall under the stairs where the hot water heater is located. There is a water stain around
the ductwork on the ceiling of the Common Bathroom downstairs. There is also water stains on
the ceiling in the upstairs storage closet. There was unusual moisture content found at the time

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of inspection. An infrared camera was used for inspection purposes and the moisture content
was taken with a GE Protimeter Moisture Meter.

MOLD INSPECTION DETAILS

A mold inspection by the MOLD-SPEC inspector includes a full visual assessment of a property’s
readily accessible areas with use of specific tools of our trade. It also includes the collection of
two (2) air samples. The first must be taken from outside and serves as a “control,” every home
or business has “normal” levels of mold and this will determine what is acceptable for the
property. It also shows that all the equipment/supplies used were working properly. The other
air sample is taken from the area inside the home or business that the inspector and client
agree is the area of greatest concern. These 2 air samples will determine whether or not
elevated conditions exist at the property in question. Additional general air-samples are also
beneficial to determine how far an air-quality problem has spread.

SAMPLING MEDIA
MOLD-SPEC utilized air-o-cells as a method for assessing indoor air-quality within the subject
property while performing this Indoor Air Quality Assessment; The purpose of the spore trap air
sampling is to provide an approximation of the airborne microbial (fungal) spore concentrations
inside and outside the building.

Air-O-Cell samples- The MOLD-SPEC inspector collected non-viable air samples utilizing a high
volume sampling pump calibrated to a flow rate of 15 liters per minute (15LPM). Air samples
were collected by running the collection pump for approximately Five (5) minutes at a flow rate
of 15 liters per minute (L/min). The Air-0-Cell sampler allows airborne particles to be pulled
through the cassette filter by the high flow pump that impacts the airborne particles onto a
sticky transparent glass slide in the center of the cassette. The slide can be stained and
analyzed by routine laboratory techniques.

SAMPLING RESULTS
An outside control sample was collected for comparison (2967416). Indoor air samples were
collected in the Kitchen (2967920), Living Room (2967918) and Master Bedroom (2967423). A
total of four (4) air samples were taken during the site visit. The cassettes were sealed and
placed in a plastic bag along with the Chain of Custody and shipped via Federal Express to
HAYES MICROBIAL CONSULTING for microscopic examination to identify the genus level, the
type and airborne concentration of fungal spores. A copy of the laboratory spore trap analysis
report is included (see attached).

DATA INTERPRETATION
Currently in the U.S., no federal agency has clear authority to regulate exposure to biological
agents associated with Building Related Illnesses. Countable bio aerosols have no Permissible
Exposure Limits (PEL’s) or Threshold Limit Values (TLV’s) for the following reasons: the
culturable/countable bio aerosols have no single entry: the human response range varies
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greatly from one individual to the next; it is not possible to collect and evaluate all bio aerosol
components using a single sampling method; and the information relating bio aerosol
concentrations to health effects is generally insufficient to describe exposure response.

Due to the wide variety of microorganisms found across different regions of the U.S. and the
influence of normal humidity and temperature conditions, the concentrations of bio aerosols
vary significantly from area to area. General speaking, the indoor flora should be lower than,
but similar (genus and species) to that of the outdoor air. Indoor air counts are typically
expected to be 30 – 80% of the outdoor spore counts, with the same general distribution of
spore types present. Spore counts in filtered air, conditioned air or air remote from outside
sources may average 5 to 15% of the outside air at the time of sampling. Spore counts in dusty
interiors may exceed 100% of the outdoors to some degree, but will still mirror the outdoor
distribution of spore types. A substantial increase in one of two more spore types which are
inconsistent with an non-reflective of the outside distribution of spore types is usually
indicative of an indoor reservoir of mold growth.

CONCLUSION
SAMPLES COLLECTED WERE NORMAL
Based upon the visual inspection, mold remediation is necessary. According to the analytical
results the total spore concentration for the air samples collected in the Kitchen, Living Room
and Master Bedroom were less than the average total mold spore concentration for the
corresponding exterior (outdoor) air sample.

The air samples represent a “Snapshot in Time” and my not represent conditions at an earlier
or later date. Please refer to the laboratory sample results in the attachments from Hayes
Microbial Consulting.

IMMEDIATE RECOMMENDATIONS - CAUSE OF WATER DAMAGE AND MICROBIAL GROWTH

It is important to note that the cause of the water damage and microbial growth needs to be
identified, corrected and repaired. The amount of time between the IAQ Assessment and the
completion of the assessment recommendations combined with environmental conditions
in/or around the structure are crucial elements in the successful resolution of the issues
identified. If no environmental controls exist and an excessive amount of time elapses between
the receipt of the report and the completion of the recommendations, the entire dynamic of
the issues can and will change or worsen.

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OBSERVATIONS OF MOLD ASSESSOR YES NO
Musty Smell or Odor X
Water Damage X
Excess Humidity or Moisture X
Visual Growth X
Roof Leak Unknown Unknown
Balcony Issue Possible Possible
Health Complications – TENANT COMPLAINT X
Localized Problem X
Widespread Problem X
Control Sample Taken X
Elevated Mold Conditions Exist X
Professional Mold Remediation Recommended X

MOLD REMEDIATION STEPS YES NO N/A

Vacate Premises X
Area Containment -6-mil Poly Plastic X
Personal Protective Equipment (PPE) X
Negative Pressure Used X
HEPA Vacuum X
Apply Antimicrobial Agent - Biocide/Wipe-down X
Removing Contaminated Material X
Final Cleaning X
AFD (Air-Filtration Device/Air Scrubber) X
HVAC System Cleaning X
Post Remediation Inspection X

Based on the analytical results and observations made at the time of inspection, we
recommend the following scope of work for the above referenced property:

SCOPE OF WORK - RECOMMENDATIONS

MOLD REMEDIATION PROTOCOL
BY FLORIDA STATE LICENSED MOLD REMEDIATOR
(But Not Limited to the following activities) :

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FURNITURE AND CONTENTS
• Remove all furniture and contents from the entire unit to allow for mold remediation.

AFD (AIR-FILTRATION DEVICES/AIR-SCRUBBERS)

• Set AFD (Air-Filtration Devices) in Kitchen, Living Room and Hallway (upstairs). Air-
Filtration Devices will need to remain in place for 3-4 days after the mold remediation
has been completed. Negative-Air can be utilized. It is recommended that air-filtration
devices be shut down 1-3 days prior to clearance testing.

CONTAINMENT BARRIERS (6-MIL PLASTIC)

• Containment barriers are necessary and should be utilized to isolate the mold
remediation work area. The second floor should be completely sealed off from the first
floor. Area to be sealed off with 6-mil poly plastic to prevent cross contamination. All
plastic edges should be secured tightly with painter’s masking tape and staples. If
necessary, other methods include firing strips to secure the edges. Zip sticks can also
be utilized.

REMOVAL OF WATER DAMAGED MATERIALS

• KITCHEN - Remove and discard baseboards, drywall and insulation on the South
exterior wall (floor to ceiling). ENTRANCE – Remove and discard the baseboards and
drywall on the exterior wall (floor to ceiling). LIVING ROOM – Remove and discard the
baseboards and drywall the west exterior wall (floor to ceiling). The drywall that is
being removed will be on the walls that the entrance door and sliding glass doors are
located. STORAGE/HOT WATER HEATER CLOSET – remove and discard the drywall and
insulation (floor to height of 4 feet). HALLWAY STORAGE CLOSET (UPSTAIRS) – Remove
and discard the drywall on the ceiling (all).

All drywall to be removed 12-18 inches beyond the microbial growth. There is a
possibility of hidden mold colonization in adjoining walls, further removal of building
materials may be necessary or required, this will be left up to the discretion of the mold
remediation contractor. Electric sanders may have to be utilized if the microbial growth
is embedded the framing of the affected area. There may be also insulation in the wall
(if there is it will need to be removed and discarded).

HEPA VACUUM
• Hepa vacuum all exposed framing, walls & floors throughout the entire first floor and
Hallway upstairs (including storage closet).

ANTIMICROBIAL SOLUTION & TREATMENT

• Wipe down all exposed framing, baseboards, walls, floors, doors, windows, light

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• fixtures, countertops, cabinetry, appliances, toilets, showers, etc. with a mixture of
water and antimicrobial/cleaning agent throughout the entire first floor and Hallway
upstairs (including storage closet).

HVAC SYSTEM
• The HVAC air handler (inside and shell), plenum, blower motor, coil, return (s), diffusers
and ductwork should be cleaned by a State Licensed HVAC Contractor. This will include
the replacement of all filters.

DEHUMIDIFIERS
• Dehumidification will be needed for approximately 2-3 days to dry the framing and
concrete block in the affected areas. Moisture content readings will need to be taken
and documented once the drywall has been removed.

POST REMEDIATION CLEARANCE VERIFICATION

• After the mold remediation has been completed, please contact Mold-Spec at
386.566.5284 to schedule a PRV (Post Remediation Clearance Verification). Post
Remediation Clearance Verification is strongly recommended and should be performed
by a STATE LICENSED MOLD ASSESSOR. This should be completed prior to build back of
the impacted areas. The Clearance Verification will consist of a visual assessment and
moisture readings to verify that no active moisture sources or visible indicators of mold
activity exist. Air samples will be collected to help verify that the indoor air-quality of
the structure is consistent with normal fungal ecology and that no elevated presence of
mold spores exist. Clearance Testing is to ensure that mold remediation activities have
been completed as outlined in the mold remediation protocol or recommendations.
The project IS NOT complete until the Mold Remediation Contractor has received a
clearance report from the State Licensed Mold Assessor that the air-quality is within
normal limitations. Additional air-quality sampling will be necessary and is highly
recommended.

• FLORIDA MOLD LAW. Since 2011, Florida State Law requires that a Contractor who
performs mold remediation of greater than 10 square feet must be state licensed.
Mold Remediation Contactor to be state licensed in mold remediation by the Florida
Department of Business & Professional Regulation. Please refer to Title XXXII, Chapter
468, Part XVI, Mold Related Services. The mold remediator should maintain a general
liability insurance policy in the amount of not less than $1,000,000.00 that includes
specific coverage for mold-related claims. Contractor to follow the IICRC S520
Guidelines for Professional Mold Remediation, along with the Florida Standards of
Practice.

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 Standard Mold Remediation Procedures
If professional mold remediation is recommended, this work should be carried out by
a mold remediation professional that is STATE LICENSED IN MOLD REMEDIATION.
Please do not attempt to handle this work on your own. Doing so puts your health
and other occupants of the property at risk. Contractor to follow the IICRC S520
Guidelines for Professional Mold Remediation, along with the Florida Standards of
Practice. These are some of the mold remediation procedures, but not necessary for
every job.

1) Vacating the Premises or Area

• Vacating people from the adjacent spaces is usually only necessary for a
large/widespread problem but is also recommended for individuals with reduced immune
systems, elderly, infants, recent surgery patients, people with chronic inflammatory lung
disease or individuals with respiratory health concerns.

2) Personal Protective Equipment (PPE)

• Full-face respirators are to be worn.
• Gloves are to be worn to remove all infected building materials.
• Disposable Tyvek coveralls covering both the head and shoes shall be worn.

3) Containment & Contaminated Areas

• Complete isolation of the work area using plastic (6 mil poly) sheeting sealed with tape.
• If a containment area blocks the only entrance, vacating the property is usually
recommended during remediation.
• If the problem is widespread and the entire property needs remediation, no containment is
necessary.
• This area should be large enough to house any contaminated materials
• Sealing with plastic sheeting (6 mil poly) all ventilation, ducts/grills, fixtures and other
openings.

4) Negative Pressure Used (AFD’s)

• Use an exhaust fan with a HEPA filter to generate negative pressurization (ventilating to
the outdoors). Use the appropriate sized unit for the space. The air exchange rate must be
six times per hour.

5) HEPA Vacuum (High Efficiency Particulate Arrestance)

• Any area that is in the same area of contaminated materials should be HEPA vacuumed,
starting at highest point and working down to the floor.
• Any area that is contained should be completely HEPA-Vacuumed.

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 • This should be done before AND after removing contaminated materials.
• If the entire property is contaminated, the entire property needs to be HEPA-Vacuumed.
6) Application of an Antimicrobial Agent
• Application of an antimicrobial to the affected areas, surfaces, contaminated materials or
areas affected.

7) Removal and Discarding of Contaminated Materials

• Remove infected drywall, insulation and building materials at least 12-18 inches past any
visible microbial growth. All contaminated debris should be double bagged in 3 mil
contractor bags twisted, goose necked and sealed with duct tape.
• The sealed bags are to be wiped clean with the appropriate disinfectant in the
containment before transport to the disposal area. There are no special requirements for
the disposal of moldy contaminated materials or debris. Moldy materials that are bagged
can be disposed of with other general waste. All contaminated materials should be
wrapped in plastic and sealed with tape before being taken out of the containment area
through the unaffected areas for disposal.
• Sometimes building material, furniture, flooring, etc can not be evaluated until it has been
jarred from its location. For cases like this, the mold remediation company hired should
be trusted to give an honest evaluation.

8) Restoring a Damaged Item

• If an item such as kitchen cabinets, clothing, furniture, etc were damaged you should
have a yes/no answer to whether or not your item can be restored.
• How this needs to be done is dependent upon the item in question. Wood may require
sanding, clothes a simple rinse in the wash, etc.
• Some items like cabinets may appear to be salvaged, but after they are removed the
damage is worse than our inspector anticipated. Trust the mold professional you hire for
advice on whether or not something can be restored.

9) Final Cleaning
• After the contaminated material has been removed, the contained area is to be HEPA
vacuumed again.
• If any visual mold is seen on studs HEPA sand affected area.
• In the event that an item cannot be restored it must be replaced, even if it is building
material.
• The contained area is to be wiped down with an antimicrobial, biocide and/or detergent
solution.
• The contained area is to be HEPA vacuumed again.

10) AFD - Air-Filtration Devices or Air Scrubber(s)

• Multiple air filtration devices or air scrubbers should be used on all properties with a
mold condition. How many used is based upon cubic footage of the areas affected.
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 • Establish and maintain negative pressure within the work area, to be lower than the
pressure in the building areas adjacent to the containment. The negative air-filtration
units shall be equipped with HEPA filters and exhausted to the outside, where possible.

11) HVAC - Air Duct Cleaning

• HVAC system and air ducts should be Sanitized and disinfected, including the blower
motor and coil. This will include replacement of all filters.

12) Final Inspection – Clearance Sampling

• Prior to containment removal and re-occupancy of the space a STATE LICENSED
MOLD ASSESSOR should do a visual inspection and conduct air sampling. Air samples
should be taken inside the containment area and in an adjacent area to insure cross
contamination did not occur during mold remediation.

13) Containment Used During Reconstruction

• After the work area has passed clearance testing, the enclosure can be used to contain the
dusts generated by sheetrock replacement and sanding. This can be used to reduce the
clean up when reconstruction is complete.

Attached are the results from HAYES MICROBIAL CONSULTING, an independent microbiology
laboratory. The findings of this report represent our professional opinion or judgement. The
findings of this report are relevant to the date of our inspection and the information cited
herein. This report is not to be used as a document to render medical judgements. There are
limitations to this report, regardless of the thoroughness of an assessment, the total extent of
the water damage, environmental contamination, unusual moisture conditions or other
indicators of environmental concerns may not have been evident or were inaccessible during
the assessment. If you have any questions about this report, lab results or require additional
information, please feel free to call me at 386-566-5284. Thank you!

Sincerely,

Ginger S. Stanley
FLORIDA STATE LICENSED MOLD ASSESSOR MRSA#1813
FLORIDA STATE LICENSED MOLD REMEDIATOR MRSR#835

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 PHOTOGRAPHS

SIDE OF RESIDENCE (APARTMENT ENTRANCE AND SLIDING GLASS

IS IN BACK OF BUILDING) DOORS TO UNIT

BALCONY DAMAGE MASTER BEDROOM SAMPLING

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 OFFICE MASTER BEDROOM

HALLWAY/STORAGE CLOSET CEILING HALLWAY/STORAGE CLOSET CEILING

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 HOT WATER HEATER/STORAGE KITCHEN SAMPLING
CLOSET

KITCHEN (WALL BEHIND BASEBOARD) KITCHEN (BACKSIDE OF BASEBOARD)

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KITCHEN MOISTURE CONTENT IN ENTRANCE/LIVING ROOM WALL
WALL

ENTRANCE (WALL BEHIND ENTRANCE MOISTURE CONTENT IN

BASEBOARD) WALL

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 LIVING ROOM LIVING ROOM MOISTURE
CONTENT IN TRIM

LIVING ROOM SAMPLING KITCHEN

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COMMON BATHROOM DOWNSTAIRS HOT WATER HEATER STORAGE
SHOWER AREA CLOSET BACKSIDE OF DRYWALL

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