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Mold Inspection Reports from Kirkland

Below are recent mold inspection projects we’ve completed in the Kirkland area.  These reports can help provide you with an idea of the issues we typically encounter in your region.

Poject Type > Mold & Crawlspace Inspection in Kirkland

PROJECT SUMMARY

REASON FOR INSPECTION:

  • Client rents this home and has been concerned about the indoor air quality due to some recent issues with the roof and the crawlspace. Inspection was of the whole home and includes a single indoor air quality sample.

PROPERTY DESCRIPTION:

  • This single family 2 story residential property was built in 1991 and is 1740 ft².

SUMMARY OF CONCERNS:

  • Attic space showed evidence of mold growth due to inadequate ventilation and improperly routed dryer and fan ducting.
  • Crawlspace regularly floods due to a groundwater problem.
  • Contents in crawlspace are moldy and water damaged due to repeated water intrusion.
  • Plumbing leak noted in crawlspace whenever the washing machine is run. Water is also noted on the exterior siding in the affected area.
  • Light mold around window frames indicates inadequate interior ventilation due to ineffective bathroom fans.

LABORATORY RESULTS

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ANALYSIS OF YOUR RESULTS:

  • No Amplification:  No mold spores were measured at levels equal to or above the threshold, and do not indicate a site of probable mold amplification and growth.  Please refer to the attached report for more detailed information.

JOBSITE PHOTOS

Moldy Drain Line Running From Under Kitchen Sink

Mold Around Master Bathroom Windows

Active Plumbing Leak Noted Under Washer Drain Line

Active Plumbing Leak Noted Under Washer Drain Line

Water Stains Outside Plumbing Leak

Water Stains Outside Plumbing Leak

OBSERVATIONS:

RELATIVE HUMIDITY & TEMPERATURE READINGS:

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CO2 READINGS:

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VOC MEASUREMENTS:

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LOCATION: Attic

OBSERVATIONS:

  • A dryer vent is not properly connected in the attic. This allows a large influx of warm, moist air to infiltration the attic space.
  • Visible mold growth was observed on the skip sheeting in the attic. The majority of the mold present in the attic is not accessible for mold treatment.
  • Evidence of past rodent activity in the attic space.

Recommendations:

  • Properly connect the dryer venting.
  • Contact a pest exclusion company to address the rodent activity.

LOCATION: Master Bedroom

OBSERVATIONS:

  • Light visible mold growth was observed in the bedroom around window frames.
  • Light condensation was observed on the on window and window frame. The window is a metal framed double paned configuration.
  • The bedroom occupant has allergies or asthma.
  • Dust mite covers are in use on the pillows and mattress.
  • The bedroom is equipped with carpeting in average condition.
  • Cloth drapes are present in this bedroom.

LOCATION: Crawlspace

MOISTURE:

STATUS:

  • Evidence of prior standing water noted in a portion of the crawlspace.
  • Evidence of a water leak was discovered in the crawlspace. The leak is coming from the washing machine drain.

AIR SEALING:

  • Unsealed – Multiple air gaps present between crawl space and lower floor of building. This greatly reduces the energy efficiency of the home by allowing cold outside air to infiltrate the heated portion of the home.

Recommendations:

  • Consider air sealing all major subfloor penetrations.

VAPOR BARRIER:

STATUS:

  • Vapor barrier is a cement rat slab type.
  • Soiled from water leak – Vapor barrier shows evidence of the water leak.

Recommendations:

  • Remove all contents and pressure wash concrete slab to clean all silt off.

TRASH & DEBRIS:

  • Trash – Significant amounts of trash and/or construction debris were noted in the crawlspace. This material must be removed to facilitate the necessary repairs and remediation.
  • Contents – Stored contents located in crawlspace. The contents are in wet and moldy condition.

Recommendations:

  • All trash or debris should be removed from the crawlspace and disposed of.

Project Type > Unusual Attic Mold In Kirkland Home

PROJECT SUMMARY

Flat roof in the middle of a pitched roof.

  • After inspecting thousands of attics, we thought we’d seen it all.  Not so.  Flat roofs are not unusual in Seattle.  Neither are peaked roofs.  However, this is the first instance of a flat roof completely surrounded by a normal pitched roof.  Our best guess is this was due to a code violation over the height of the roof.  In neighborhoods with views, there are often strict regulations surrounding the height of a structure.  It appears the builder constructed the home without this knowledge, and after realizing the mistake, was forced to chop off the top portion of the roof.
Attic Mold Inspection Kirkland

Flat roof in the middle of a regular pitched roof…

Flat roof mold case in Kirkland

Flat roof mold case in Kirkland

Project Type > Mold Found on Contents in Closet in home in Kirkland

PROJECT SUMMARY

REASON FOR INSPECTION:

  • Tenant has noticed mold on contents in her closet as well as around windows. Environix hired to inspect the unit and collect an indoor air quality sample while on site.

PROPERTY DESCRIPTION:

  • This rental condominium residence is part of a multi-family housing structure built in 1980 and is 949 ft².

CAUSE OF MOLD:

  • Poor ventilation resulting in high humidity and condensation.

LABORATORY RESULTS

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ANALYSIS OF YOUR RESULTS:

  • Moderate Amplification: Mold spores were detected at levels above the threshold, indicating a site of probable mold amplification and growth. Please refer to the attached report for more detailed information.

The most likely contributor of the elevated mold spores is:

  • Elevated humidity.
  • Prior humidity issues.

Recommendations:

  • Although your indoor mold spore count is elevated, the levels are not high enough to warrant professional remediation. By following the recommendations listed in the report and implementing regular cleaning, the mold spore levels should return to normal.

JOBSITE PHOTOS

Mold growth and rust from condensation on sliding glass door

Mold growth and rust from condensation on sliding glass door

Mold growth on blinds

Mold growth on blinds

Mold growth on drywall near baseboard

Mold growth on drywall near baseboard

Window troughs have visible water from condensation running down window

Window troughs have visible water from condensation running down window

RELATIVE HUMIDITY & CO2 READINGS:

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LOCATION: Bathroom

OBSERVATIONS:

CEILING:

  • Light mold growth noted on bathroom ceiling. This occurs when the warm, moist air generated by shower usage interacts with the cool surface of the ceiling. Without adequate ventilation, this causes condensation and subsequent mold growth.

SHOWER:

  • Grout and caulking is in good condition and shows no signs of recent water intrusion.

FLOORING:

  • Elevated moisture detected in flooring adjacent to toilet. Often this is due to a slight failure of the toilet seal. No evidence of significant structural damage was observed.

General Recommendations:

  • See ventilation section above for recommendations to eliminate condensation.
  • Contact a plumbing contractor to investigate the toilet seal. Replace if necessary.

LOCATION: Walk-In Closet

OBSERVATIONS:

  • Tenant reports they discovered mold growth on some boots kept in this closet. This is due to elevated relative humidity, limited air flow, and insufficient heat.

Recommendations:

  • Keep contents and furniture a minimum of 2-3 inches away from exterior walls to help prevent mold growth on these surfaces.
  • Ensure the room is heated to at least 65ºF during the cooler months. Keep closet doors open to ensure the closet is heated also.

LOCATION: Bedroom

OBSERVATIONS:

  • The room is equipped with a metal framed window with current evidence of moderate condensation and light mold problems. Mold is also present on the window blinds.
  • Water observed in window troughs. This is from condensation running down windows and collecting in the troughs.
  • Mold growth observed on the bedroom baseboard trim and drywall near the baseboard trim. The baseboard trim was pulled away from the wall during the inspection. No mold growth is present behind the trim. This indicates the mold is limited to the surface of the materials and is the result of ongoing exposure to high humidity and inadequate ventilation.
  • Condensation-based mold growth noted on the sliding glass door.
  • The room is equipped with carpeting in average condition. The carpet was pulled back to inspect the materials underneath. No problems were discovered in the carpet pad, tack strip, or subfloor.