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Seattle Garage Mold Inspection Reports

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


 

Project Type > Mold Related Odor in Garage

PROJECT SUMMARY

REASON FOR INSPECTION:

  • Owner has noticed elevated odors in the garage space he stores wood and other materials for wood working projects.

PROPERTY DESCRIPTION:

  • This single family residential property was built in 1993 and is 3,620 ft².

CAUSE OF MOLD:

  • No visual mold was found but a mild musty odor was noticed well below the standards that caused the need for an inspection.

LABORATORY RESULTS

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 introduction of wet and molded wood materials into the garage space.

JOBSITE PHOTOS

Work shop no elevated odor or visual signs of mold growth.

Work shop no elevated odor or visual signs of mold growth.

High dust levels due to space being a wood work shop.

High dust levels due to space being a wood work shop.

No elevated moisture on garage door.

No elevated moisture on garage door.

No elevated moisture on garage door frame.

No elevated moisture on garage door frame.

Signs of staining mold growth on wood products stored in garage space.

Signs of staining mold growth on wood products stored in garage space.

Signs of staining mold growth on wood products stored in garage space.

Signs of staining mold growth on wood products stored in garage space.

OBSERVATIONS

OBSERVATIONS APPLICABLE TO ENTIRE INSPECTION AREA:

  • Large amount of building materials stored in the garage which have come from different conditions that may be affecting garaged regarding odor.

Recommendations:

  • Clean out all building materials not needed and do a detailed cleaning of area.

RELATIVE HUMIDITY, CO2, & TEMPERATURE READINGS:

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.

LOCATION:  Garage

Observations:

  • Slight mold staining noted on pallets. This is likely due to past use in warehouse or storage. This wood is the likely source of moisture and odors in the garage. This wood was brought into the garage from a different location. The lack of ventilation in the garage has resulted in the odor from the wood to compound in this area.

Recommendations:

  • Dry out wood thoroughly. Direct sunlight can be advantageous for this purpose.

LOCATION:  Wood Shop above garage

Observations:

  • This room is very dusty and packed full of wood working tools and materials.

Project Type > Toilet Leak Leading to Garage Mold Inspection

PROJECT SUMMARY

REASON FOR INSPECTION:

  • Client recently had a small flood in the hall bathroom from a toilet tank leak.  This leak traveled down into the garage and has created some mold growth.  Environix hired to inspect the areas of concern and provide a bid for remediation.

PROPERTY DESCRIPTION:

  • This single family 2 story residential property was built in 2009 and is 1290 ft².

CAUSE OF MOLD:

  • Mold growth on the garage wall is caused from the leak above affecting the drywall.  If the drywall is not dried fast enough it will eventually grow mold as it did in this situation.

VENTILATION & FILTRATION:

Untitled picture

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.  Following the ventilation recommendations listed below will lower the CO2 levels in the home.
  • Home is inadequately heated. A minimum indoor temp of 65ºF must be maintained to minimize excessive humidity and mold growth.
  • Home suffers from insufficient use of the ventilation system. This leads to a buildup of indoor pollutants and increases the relative humidity, creating conditions conducive to mold growth and dust mites.

JOBSITE PHOTOS

Hall bathroom where small flood occurred

Hall bathroom where small flood occurred

Client reports water leaking from bottom of toilet tank

Client reports water leaking from bottom of toilet tank

Vinyl flooring and underlayment are wet and should be removed

Vinyl flooring and underlayment are wet and should be removed

Trim is saturated and should be removed

Trim is saturated and should be removed

Drywall behind vanity is wet

Drywall behind vanity is wet

Vanity toe kick is wet

Vanity toe kick is wet

Portions of drywall are wet

Portions of drywall are wet

Garage: Blue tape represents wet ceiling from bathroom leak

Garage: Blue tape represents wet ceiling from bathroom leak

Small section of ceiling in garage is wet

Small section of ceiling in garage is wet

Ceiling and wall in garage are beginning to grow mold

Ceiling and wall in garage are beginning to grow mold

LOCATION:  Bathroom

Observations:

  • Client reports the toilet tank was recently leaking.
  • Elevated moisture detected in flooring. It is likely that mold exists under the wet vinyl flooring.
  • Bathroom vanity is wet on the toe kick area and back wall area.
  • Elevated moisture detected in drywall approximately 1’ up from the floor.
  • These wet materials need to be removed so we can treat and dry the materials behind them, if not mold will grow.

General Recommendations:

  • Professional remediation is necessary to properly address the existing water damage and mold growth and to prevent cross contamination. During remediation, HEPA filtration, negative air pressurization and proper personal protective equipment must be utilized.
  • Remove saturated flooring.
  • Remove bathroom vanity.
  • Remove trim, and underlayment.
  • Remove water damaged area of drywall.

General Observations:

  • Garage is located directly below the bathroom that has experienced the water leak.
  • Moisture-based mold was noted on garage wall. No elevated moisture was detected in this affected wall.
  • Elevated moisture detected in ceiling directly below bathroom. This ceiling area should be removed to access and dry the subfloor in the bathroom. The wet section of ceiling is starting to grow mold and it will continue to grow more mold until dried and treated.

General Recommendations:

  • Section of wet ceiling needs to be removed so the underside of the subfloor can be dried, additionally mold will need to be treated in the ceiling cavity. The moldy wall in the garage is dry and does not need removal, this wall can be cleaned and painted.

Project Type > Mold in Garage Needing Remeidation

PROJECT SUMMARY

 Reason for inspection:

  • Client found a black spot on the garage ceiling around an electrical outlet.  Client suspects mold due to some visible water damage and softness of sheetrock.  Client requested an inspection to determine what is going on.

PROPERTY DESCRIPTION:

  • Two story town home built on top of garage.

 Summary of concerns:

  • Affected area around low voltage transformer located in ceiling shows evidence of water damage and some minor mold growth.

 Summary of recommendations:

  • Recommend removing affected area of sheetrock (approximately 1.5 sq ft) utilizing standard dust reduction techniques. (misting with soap and water).
  • Remove any wet or damaged insulation.
  • Inspect ceiling cavity for any signs of water intrusion.

JOBSITE PHOTOS

Water and mold damaged section of garage ceiling.

Water and mold damaged section of garage ceiling.

Corresponding location directly above

Corresponding location directly above

OBSERVATIONS

LOCATION: Garage

  • Affected area around low voltage transformer located in ceiling shows evidence of water damage and some minor mold growth.
  • Drywall tape around electrical box is soft and has water damage.
  • Minor amounts of visible mold growth noted no more than 6 inches away from electrical box.
  • Small inspection hole was made in the drywall to inspect ceiling cavity.
  • Presence of insulation made invasive inspection difficult; however, no visible mold growth or staining was noted on viewed sections of subfloor, joist or insulation.

Recommendations:

  • Recommend removing affected area of sheetrock (approximately 1.5 sq ft) utilizing standard dust reduction techniques. (misting with soap and water).
  • Remove any wet or damaged insulation.
  • Inspect ceiling cavity for any signs of water intrusion.