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Seattle Basement Mold Inspection Reports

Below are recent inspections of basement mold issues we’ve performed in Seattle.


 

Project Type > Mold Inspection for Basement in Seattle

PROJECT SUMMARY

REASON FOR INSPECTION:

  • A portion of the wall has been removed in the basement which was affected by a water intrusion. This inspection is to ensure that this area is ready to rebuild.

PROPERTY DESCRIPTION:

  • This single family residential property was built in 1946 and is 1,740 ft².

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:

  • Prior water intrusion

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.
  • Have the carpets in the basement professional cleaned to remove any mold spores which have landed in the area.

JOBSITE PHOTOS

Exposed framing

Exposed framing

Exposed ceiling framing

Exposed ceiling framing

Inside ceiling cavity

Inside ceiling cavity

RELATIVE HUMIDITY & TEMPERATURE READINGS:

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CO2 READINGS:

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LOCATION: Basement

GENERAL OBSERVATIONS:

  • The basement is equipped with carpeting in average condition.
  • A portable filter is in use in the basement.
  • The basement is equipped with double paned windows with no evidence of condensation or mold problems.
  • Drywall has been removed in an area approximately 3’ x 8’.
  • Some basement building materials appear to have been affected be insects at some point in the past. There is no evidence of current insect activity.
  • The framing affected by insect activity is not structural and is safe to leave in place.

Recommendations:

  • See ventilation section above for recommendations to eliminate condensation.
  • Recommend replacing the missing drywall and finishing the surfaces as desired.

Project Type > Mold Inspection from Water Damage in Basement in Seattle

PROJECT SUMMARY

REASON FOR INSPECTION:

  • Home appraiser called out potential mold growth in the home.

PROPERTY DESCRIPTION:

  • This single family split level residential property was built in 1980 and is 2,580 ft².

CAUSE OF MOLD:

  • Water intrusion caused by sloped grade in the back of the property.

LABORATORY RESULTS

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ANALYSIS OF YOUR RESULTS:

  • Extreme Amplification: Mold spores were detected at levels many times greater than the threshold, indicating a site of high 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.
  • Recent water intrusion.

Recommendations:

  • Due to the highly elevated levels of mold spores, professional mold remediation and the operation of a commercial HEPA air scrubber is highly recommended. This will rapidly lower the indoor mold spore levels. Please see included pricing.

JOBSITE PHOTOS

Mold Growth

Mold Growth

Moisture saturated building materials and mold growth.

Moisture saturated building materials and mold growth.

Fungal growth in carpet.

Fungal growth in carpet.

Mold growth and moisture ants.

Mold growth and moisture ants.

Mold growth in bathroom window sill.

Mold growth in bathroom window sill.

Water damage and mold growth extends out to exterior garaged door entry way.

Water damage and mold growth extends out to exterior garaged door entry way.

Mold and fungal growth in carpet and at wall.

Mold and fungal growth in carpet and at wall.

RELATIVE HUMIDITY, CO2, & TEMPERATURE READINGS:

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LOCATION: Basement Family Room

GENERAL OBSERVATIONS:

  • Elevated moisture detected in walls up to 6” above the floor as well as cabinets and shelves. No elevated moisture was found in the floor or ceiling.
  • Mold growth is present behind the trim on all drywall. This indicates moisture intrusion and not condensation-based mold growth. The trim is deteriorated in many areas from long term exposure to moisture.
  • The carpet was pulled back to inspect underneath.
  • Carpet tack strip is deteriorated. This often occurs due to groundwater intrusion.
  • Mold is present on the drywall, in the carpet, carpet pad, trim, door frames, and all contents that are on the floor.
  • No evidence of structural damage was noted in the affected building framing materials. Further investigation is necessary of the bottom plate of exterior wall framing once other building materials are removed.
  • A large amount of contents are present in the basement family room. These contents must be removed prior to remediation efforts.

GROUNDWATER

  • Evidence of recent groundwater intrusion. The slope of the back yard has resulted in water pooling and penetrating the foundation, saturating the building materials in the basement and resulting in mold growth. This water intrusion may have been ongoing for several years.
  • Client reports sand bags have been in place on the exterior wall for many years. Sand bags do not effectively prevent water intrusion, instead becoming saturated themselves which can wick up building materials if they are touching.

Recommendations:

  • Due to the systemic mold growth throughout the structure, the basement area of the home is unfit for occupancy at this time.
  • Contact a qualified drainage contractor to consult and bid on resolving the back yard slope issue that has resulted in this water intrusion at the foundation.
  • Consider installing an interior footing drain. This captures water at the wall/slab junction and removes the water via a sump pump.
  • Professional dryout and mold remediation is necessary to properly address the existing mold growth and to prevent cross contamination. During remediation, HEPA filtration, negative air pressurization and proper personal protective equipment must be utilized. Please see attached pricing.
  • Remove all contents from the containment and treatment area. Many of these contents are mold damaged and should be disposed of or cleaned. Environix has not included this in the bid but these services (moving and cleaning contents) are available for additional charges if desired.
    • Clean furniture with a mild detergent solution such as water and Borax. Note – the removal of mold growth from furniture, clothing or other contents may damage the items itself. Always test the cleaning agent on a small area first.
    • Launder all appropriate items to remove settled and/or active mold spores. A standard detergent and borax is typically effective.

Project Type > Basement Mold as a Result of Broken Water Heater in a Residence of the Greater Seattle Area

PROJECT SUMMARY

REASON FOR INSPECTION:

  • Client had a water heater leak that went unnoticed for a while and has now caused mold growth and wet building materials.  Environix hired to inspect the areas of concern and provide a bid for remediation.

PROPERTY DESCRIPTION:

  • This single family residential property was built in 1989 and is 1,680 ft².

CAUSE OF MOLD:

  • Water heater leak

 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.

JOBSITE PHOTOS

Water heater that leaked (fixed now)

Water heater that leaked (fixed now)

Mold on drywall in garage close to water heater

Mold on drywall in garage close to water heater

Close up of mold in garage

Close up of mold in garage

Removed section of wall, wet/moldy framing behind.

Removed section of wall, wet/moldy framing behind.

Elevated moisture detected in building materials adjacent to water heater in garage

Elevated moisture detected in building materials adjacent to water heater in garage

Wet hardwood floor in hallway near door to garage

Wet hardwood floor in hallway near door to garage

Section of wet/moldy drywall to be removed in garage

Section of wet/moldy drywall to be removed in garage

Tile floor in laundry room is water damaged and subfloor below is wet

Tile floor in laundry room is water damaged and subfloor below is wet

Wet drywall in laundry room

Wet drywall in laundry room

Mold noted on upstairs bathroom wall/ceiling

Mold noted on upstairs bathroom wall/ceiling

Need upgraded fan in upstairs bathroom to help with humidity

Need upgraded fan in upstairs bathroom to help with humidity

RELATIVE HUMIDITY, CO2, & TEMPERATURE READINGS:

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VENTILATION:

Observations:

  • Relative humidity levels are elevated. Generally, indoor RH levels should remain under 55% or under 50% in homes with poorly insulated exterior walls.
  • CO2 levels are normal. While not a direct health problem, elevated CO2 levels are an indication of stale indoor air and poor ventilation.  This can lead to a buildup of pollutants and humidity, which can cause mold growth.
  • Home may have been inadequately heated in winter months. A minimum indoor temp of 65ºF must be maintained in the winter months to minimize excessive humidity and mold growth.
  • Home suffers from insufficient ventilation. This leads to a buildup of indoor pollutants and increases the relative humidity, creating conditions conducive to mold growth and dust mites.

LOCATION:  Upstairs Bathroom & Bedroom

Observations:

  • Ghosting noted on the bedroom ceiling. This phenomenon occurs when water condenses on the coolest sections of the exterior walls and ceilings. Typically, these cold areas correspond to the underlying framing.  Because the framing is a better conductor than the adjacent wall cavity, the sheetrock cools slightly in these areas.   This cooling creates condensation which subsequently attracts dust and soot particles which cause the discoloration.

WALLS:

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

LOCATION:  Bathroom, Laundry, & Entry

Observations:

  • Moderate mold growth observed on the floor and in the wall cavity. The moisture source for this mold was a water leak from the water heater.
  • The water leak has since been stopped, as the water heater was replaced due to the prior leak.

FLOORING:

  • The water heater has leaked and affected the subfloor in these areas.
  • Elevated moisture detected in the hardwood floor in the hall entry, hardwood has cupped in this area from excess moisture.
  • Elevated moisture detected in the tile floor in the bathroom & laundry.

Recommendations:

  • Professional mold remediation is necessary to properly address the existing mold growth and to prevent cross contamination. During remediation, HEPA filtration, negative air pressurization and proper personal protective equipment must be utilized. Please see included pricing.
  • Remove the sink, vanity, toilet, washer, and dryer from the room to access the water damaged tile floor.
  • Remove all tile floor.
  • Dry affected hardwood with a hardwood flooring drying system, this may not completely fix the cupping but will help and is a lot cheaper then removing the hardwood.

LOCATION:  Garage

Observations:

  • The water heater in the garage is new. It was recently replaced because it was leaking. Drywall surrounding the water heater was replaced with water heater.
  • Mold growth observed on the drywall below the water heater in the garage.
  • Elevated moisture detected in the building materials near the water heater including the drywall and subfloor under the water heater.
  • A strong odor of mold was noted in the garage.