Initial Mold and Moisture Inspection Report

CONDUCTED AT:
1821 S. Freeman Street, Unit C
Oceanside, CA 92054

SURVEY DATE:
December 12, 2008

CONDUCTED FOR:

Mr. Nicolas Day

1821 S. Freeman Street, Unit C
Oceanside, CA 92054
760-580-8879
Email: nicolas.day@gmail.com

REPORT DATE:
December 19, 2008

ET&T PROJECT NO. 082554

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
www.ETandT.com
Page 1 of 11
Dear Mr. Day:

Please review the following information and if you have any further questions or need assistance in
the interpretation of this report, do not hesitate to call us at (760) 804-9400.

INTRODUCTION

Environmental Testing & Technology, Inc. (ET&T) was retained to conduct an initial mold and
moisture survey at the residence located at 1821 S. Freeman Street, Unit C, Oceanside, CA 92054.
Our survey was conducted on Friday, December 12, 2008, by Andrew Jordan, Industrial Hygienist
with ET&T.

BACKGROUND & SCOPE OF WORK

The objective of this survey was to inspect accessible areas of the residential unit for presence of
visible moisture-intrusions, visible water-damage, and visible mold-growth. Spore trap air samples
were collected in representative rooms of the residence to assess the airborne mold spore load at
the time of testing. Water is the single most important factor for mold growth to occur in indoor
environments. Therefore, our survey consisted of the following multi-task approach:

• Visual inspection of readily accessible areas

• Photographic documentation
• Moisture measurements of suspect building materials
• Initial spore trap air sampling
• Surface sampling for fungal analysis

• Visual Inspection
A thorough walk-through inspection was conducted of readily accessible areas of the home,
inspecting for the presence of water stains, water-damage, or visible mold-growth on building
materials; and for the presence of musty odors.

• Moisture Measurements
Moisture measurements of suspect building materials were conducted at the site (ex. back wall and
base of sink cabinets, areas of walls behind toilets and next to shower enclosures, areas of walls
below windows, areas of the hard wood floor in front of exterior doors, etc.). Moisture
measurements at gypsum wallboard were conducted with a Tramex™ Moisture Encounter and/or a
Delmhorst BD-2100™ moisture meter. The normal moisture level for gypsum wallboard (drywall) is
usually below 10-15 on the relative scale. The normal moisture content for dry wood is below 15%
on the wood scale.

• Air Sampling
Spore trap air sampling for fungal (mold) spores was conducted with an SKC-Quick-Take™ spore
trap sampler and Air-O-Cell™ cassettes, to assess airborne fungal load in the building. The airflow
in the pump was calibrated to 15 liters per minute; five minute samples were collected at each
location sampled. Spore trap air samples were evaluated by direct microscopic analysis and the
results are expressed as spores per cubic meter of air (s/m 3).

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
Page 2 of 11
• Surface Sampling
Pieces of clear cello tape and/or sterile Bacti™ swabs were used to collect samples from suspect
areas for mold analysis. The samples were evaluated with a microscope to determine load of
settled spores or presence of fungal growth. The type of fungi (genus) can usually be determined
from surface samples.

OBSERVATIONS: The following conditions were encountered at the site at the time of our inspection

• The property in question is located on the first floor in a two-story apartment complex. The front
of the residence faces south.

• The subject unit is built over a crawlspace and is approximately 900 sq. ft. The unit has a living
room, kitchen, 1 bedroom and 1 bathroom.

• ET&T’s inspection was conducted after several days of very dry weather conditions.

Master Bedroom:
• Carpet flooring is installed in the master bedroom. Rusting of nails, water staining, and water
damage were present on the carpet tack strips at the south wall, center area of the east wall, and
the southwest corner during testing.
• Water staining and water damage were present on the baseboards installed at the south wall,
center area of the east wall, and the southwest corner during testing.
• Musty type odors were present inside the master bedroom, and most noticeable in the closet during
testing.
• Visible mold growth was present on baseboards and the base of drywall installed at the south wall,
center area of the east wall, and southwest corner during testing.
• Surface sample (ST-1) was collected from the base of drywall in the southwest corner of the master
bedroom at the time of testing. Refer to the attached photos and laboratory report to obtain a
complete list of locations and all the fungi identified.
• Elevated moisture was detected in accessible areas at the time of testing with the Delmhorst™ and
Tramex™ moisture meters.
o 25-27 wood scale was detected on baseboards installed at the center area of the east wall.
o 30-40 wood scale was detected on baseboards installed at the south wall and southwest
corner at the time of testing.
o 55-63 relative scale was detected on drywall approximately 1-2 ft. up from the floor at the
south wall, center area of the east wall, and the southwest corner at the time of testing.
• A palm tree is located and leaning against the exterior side of the south wall at the time of testing.

Bathroom:
• Linoleum flooring is installed in the bathroom.
• Musty type odors were present inside the bathroom during testing.
• Visible mold growth, water staining, and water damage was present on baseboards and drywall
located at the north wall during testing.
• Visible mold growth, water staining, and water damage was present on baseboards and drywall

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
Page 3 of 11
 located at the east wall during testing.
• The medicine cabinet located at the east wall was removed by the tenant during the survey to
inspect the wall cavity. Visible mold growth, water staining, and water damage was present on the
backside of drywall, OSB board, and wood studs located at the east wall in the accessible areas of
the wall cavity.
• Surface sample (SW -1) was collected from the OSB board inside the wall cavity, behind the
medicine cabinet at the east wall. Surface sample (SW-2) was collected from drywall behind the
toilet at the north wall of the bathroom. Refer to the attached photos and laboratory report to obtain
a complete list of locations and all the fungi identified.
• Elevated moisture was detected in accessible areas at the time of testing with the Delmhorst™ and
Tramex™ moisture meters.
o 60-96 relative scale was detected on drywall approximately floor to ceiling at the east wall.
o 60-71 relative scale was detected on ceiling drywall throughout the bathroom.
o 55-64 relative scale was detected approximately 1-3 ft. up from the floor on drywall located
at the north wall.
o 20-23 wood scale was detected on wood baseboards installed at the east and north walls.
o 20-27 wood scale was detected on the wood studs and OSB board inside the wall cavity at
the east wall, behind the medicine cabinet.

Living Room:
• Carpet flooring is installed in the living room. Rusting of nails, water staining, and water damage
were present on the carpet tack strips in the southeast corner during testing. This area is
common to damage present in the southwest corner of the master bedroom.
• Slight musty type odors were present in the living room at the time of testing.
• No visible mold growth was observed in the living room at the time of testing.
• No elevated moisture was detected on any building materials in areas that were readily accessible
at the time of testing with the Delmhorst™ and Tramex™ moisture meters.

Kitchen:
• Linoleum flooring is installed in the kitchen at the time of testing.
• A door is installed at the north wall that leads to the outside back patio.
• No signs of water staining or water damage were present during our survey in accessible areas of
the kitchen.
• No visible mold growth or musty odors were observed in the kitchen at the time of testing.
• No elevated moisture was detected on any building materials in areas that were accessible at the
time of testing with the Delmhorst™ and Tramex™ moisture meters.

TEMPERATURE & RELATIVE HUMIDITY RESULTS

Table 1: Measurement results of temperature and relative humidity.

1821 S. Freeman Street, Unit C Temp. RH
Oceanside, CA 92054 (ºF) (%)
Outside: Front Door 70 41
Outside: Back Door 72 39

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
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 Kitchen 69 61

Living Room 69 63

Master Bedroom 69 68
Bathroom 70 73

Relative humidity (RH%) levels measured indoors at the time of the survey were elevated when
compared to the levels in the outside reference samples.

AIR SAMPLING RESULTS

The total spore levels identified in the air sample collected in the master bedroom and living room were
elevated when compared to the total spore levels in the outdoor reference samples. The ambient air
samples collected in the master bedroom and living room during the survey showed an unusual
distribution of Aspergillus/Penicillium type fungal spores.

Variations are an inherent part of microbial sampling. Therefore, the levels and organisms collected
during this survey are representative of what was present at the time of sampling. Sampling at other
times and seasons is likely to yield different levels and possibly different organisms. However, in a
space with fungal amplification, the distribution of spore types in the indoor samples will be toward
Aspergillus/Penicillium type spores.

Cladosporium is the most common spore type in the outdoor environment and usually makes up more
than 40% of the total spore load. Aspergillus/Penicillium type spores are less prominent and usually
make up no more than 40% of the outside spore load. The samples collected in the indoor and outdoor
environments should have similar distribution of fungal types. When it is raining, Ascospores and
Basidiospores are in the majority in the outdoor samples. Refer to the attached laboratory reports to
obtain more information on the fungi identified.

SURFACE SAMPLING RESULTS

Fungal growth was identified in the surface samples (ST-1, SW-1, SW-2) collected in the master
bedroom and bathroom at the time of testing. Refer to the attached laboratory report to obtain a
complete list of all the fungi identified.

SUMMARY & RECOMMENDATIONS

ET&T’s inspection was conducted after several days of very dry weather conditions. The house was
clean at the time of inspection and exhibited good housekeeping practices. Relative humidity
(RH%) levels measured indoors at the time of the survey were elevated when compared to the
levels in the outside reference samples. Elevated moisture, rusting of nails, water staining, and
water damage were present on the carpet tack strips at the south wall, center of east wall, and
southwest corner of the master bedroom at the time of testing.
Water staining, water damage, and visible mold growth was observed during testing inside the
bathroom at the south wall, east wall, and inside the wall cavity at the east wall. Fungal growth was
identified in the surface samples collected in the master bedroom and bathroom at the time of
testing. The total spore levels identified indoors in the air samples collected in the master bedroom
5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
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and living room were elevated when compared to the total spore levels identified in the outdoor
reference samples. The ambient air samples collected in the master bedroom and living room
revealed an unusual distribution of Aspergillus/Penicillium type fungal spores.

• All sources of moisture intrusions and/or leaks should be identified and eliminated. Consider
a licensed plumber and appropriate licensed contractor(s) to assist in evaluating the
source(s) of the water intrusion. Hot, humid houses are breeding grounds for dust mites and
mold. Maintain temperature at 70 degrees Fahrenheit & relative humidity at 30-50 percent.

• Master Bedroom:
o Erect containment in the master bedroom to isolate the work areas from the rest of
the living spaces in the residence.
o Remove drywall, baseboards, and tack strips approximately 1-3 ft. up from the floor
at the south wall, center area of the east wall, and the southwest corner of the
bedroom. Materials should be removed 1-2ft. beyond visual mold growth, elevated
moisture, and/or water damaged building material.
o Exploratory cuts should be made in the northeast corner of the closet (common to
the bathroom) for investigative purposes. Remove drywall, baseboards, and tack
strips 1-2ft. beyond visible mold growth, elevated moisture, and/or water damaged
building material.

• Living Room:
o Erect containment in the living room to isolate the work areas from the rest of the
living spaces in the residence.
o Exploratory cuts should be made and the baseboards should be removed at the
southeast corner and east wall of the living room for investigative purposes. Remove
drywall, baseboards, and tack strips 1-2ft. beyond visible mold growth, elevated
moisture, and/or water damaged building material.

• Bathroom:
o Erect containment in the bathroom to isolate the work areas from the rest of the
living spaces in the residence.
o Remove drywall and baseboards from floor to ceiling at the east wall, and 1-3 ft. up
from the floor at the north wall. Materials should be removed 1-2ft. beyond visible
mold growth, elevated moisture, and/or water damaged building material.
o Remove ceiling drywall in the bathroom 1-2ft. beyond visible mold growth, elevated
moisture, and/or water damaged building material.
o Wood framing members should be thoroughly dried to industry standards and be
treated with an abrasive cleaning method; wire brushing, sanding, media blasting,
etc.

• Exterior:
o Contact the appropriate licensed professional contractor(s) to inspect and evaluate
the crawlspace located below the unit.
o Irrigation installed around the exterior of the residence should not spray the exterior
walls to reduce the possibility of water/moisture intrusions.

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
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 o We recommend that vegetation present around the exterior of the residence should
not touch the walls to reduce the possibility of water/moisture intrusions. Vegetation
against the exterior wall of the front of the residence should be trimmed back 1-2
feet.
o The access hatch (plumbing) located above the bathroom on the exterior side of the
north wall, on the 2nd floor, should be appropriately sealed to prevent the possibility
of water/moisture intrusions.

• All sources of moisture intrusions and/or leaks, including but not limited to: plumbing,
drainage systems, irrigation, etc. should be identified and eliminated. Please Note: The
presence of microbial contaminants will continue or return unless the sources of moisture
are identified and eliminated. Building materials should be thoroughly dried to industry
standards.

• Semi-Porous materials such as wood, brick, plaster, block, concrete, plywood should be
treated with an abrasive cleaning method, Wire brushing, sanding, media blasting, etc. If
wood structure members loose structural integrity during the cleaning process, these
materials should be replaced.

• Non-Porous materials such as glass, metal, Formica, plastic, porcelain, ceramic tile should
be treated with a surface cleaning method, damp wiping, HEPA vacuuming, etc.

• All water damaged and mold contaminated building materials, including but not limited to:
drywall, insulation materials, wood paneling, carpet and tack strips, baseboards, hard wood
floor, etc. should be removed. Materials should be removed 1-2ft. beyond mold growth,
water damage, or elevated moisture. During the remediation process water pathways and
mold damage will be visible since water may have migrated throughout adjacent areas.

• Other conditions may exist and/or maybe discovered during remediation that were not
accessible or obvious during this survey, these areas need to be addressed appropriately.
(All water damaged and mold contaminated building materials should be removed.)

• All work for microbial remediation should be conducted by professionals trained in microbial
remediation. These persons should know the importance of proper personal protection and
have adequate programs in place to insure worker health and safety. The work must be
conducted in a manner so as not to cause additional harm to the indoor environment of the
structure, its occupants or the workers conducting the work.

• A logical sequence of work should be established by the remediation professional and may
include procedures not mentioned in this guideline as long as the intent remains the same.
Refer to our General Mold Remediation Guidelines document attached to this report, for
further input on mold remediation procedures.

• We recommend conducting a post-remediation “clearance,” inspection/testing in the

remediated areas, after the remediation process is completed, but prior to the reconstruction
process.

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
Page 7 of 11
IMPORTANT NOTICE
This survey cannot guarantee or warrantee the absence of microbial growth in areas not accessible
for inspection. This may not be a complete list of all procedures which will be necessary to
remediate this building. As materials are removed or intrusive investigation is conducted, additional
areas of concern may be discovered which will necessitate additional precautions and procedures
not mentioned in this report.

Reasonable efforts were made by Environmental Testing & Technology, Inc.'s personnel to locate
and sample suspect areas of mold growth. However, the existence of hidden and concealed mold
growth is always a possibility in buildings. Environmental Testing & Technology, Inc. does not
warrantee, guarantee or profess to have the ability to locate or identify all mold and fungi in a
building. Conditions of mold growth can change in short periods of time due to water intrusion,
environmental conditions and other factors. Results of this report represent the conditions at the
time of sampling only.

A diligent inspection of normally visible and accessible areas was made in accordance with the
scope of work. However, due to the inherent limitations of the physical inspection process,
Environmental Testing & Technology, Inc. can not report, or accept responsibility for, materials or
conditions which may exist in areas that were inaccessible at the time of its inspection. This survey
cannot guarantee or warrantee the absence of microbial growth in areas not accessible for
inspection or not part of this scope of work.

This inspection is not intended to reflect the structural integrity, or value of the property, nor do we
make any representation as to the advisability of purchase or the suitability for use. We do not
assume responsibility for choices or decisions made regarding the purchase or rental of properties,
mitigation or potential legal action, based on our measurements. The inspection is not intended to
be technically exhaustive, and is not to be used as a guarantee or warranty, expressed or implied,
regarding the adequacy, performance, or condition of the inspected structure.

If you have any further questions, please feel free to contact me at (760) 804-9400.

Sincerely,

Andrew M. Jordan, BA, WRT

Project Manager/Field Investigator
Certified Water Damage Restoration Technician – IICRC No. 126470
ATTACHMENTS
• Photographic Documentation – 3 pages
• Spore Trap Air Sample Reports – 1 page
• Surface Sample Reports – 1 page
• General Structural Remediation Guidelines

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
Page 8 of 11
Bathroom

Water damage and water staining Elevated moisture detected at the Elevated moisture detected at the
at the east wall. east wall. east wall.

Elevated moisture detected on the Elevated moisture detected behind Surface sample SW-2 collected behind
ceiling. the toilet at the north wall. the toilet at the north wall.

Temperature and relative humidity Visible mold growth, water damage, Visible mold growth. Surface sample
in the bathroom . and water staining at east wall, SW-1 collected behind the medicine
behind the medicine cabinet. cabinet at the east wall.

Visible mold growth present at the Damage present inside the wall Elevated moisture detected inside
east wall. cavity at the east wall. the wall cavity at the east wall.

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
Page 9 of 11
Master Bedroom

Spore Trap Air Sampling in the Water damage and elevated Elevated moisture detected on
master bedroom. moisture detected at the center drywall at the north wall.
area of the east wall.

Water damage and elevated Water staining and water damage Visible mold growth. Surface sample
moisture detected in the present on carpet tack strips in the ST-1 collected in the southwest
southwest corner. southwest corner. corner.

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
Page 10 of 11
Exterior

Stucco damage and sprinkler Tree touching the exterior side of Access hatch located above the
located close to the exterior side the south wall. bathroom on the exterior side of the
of the south wall. north wall, on the 2nd floor.

Living Room

Spore Trap Air Sampling in the Water staining and water damage
living room . present on carpet tack strips in the
southeast corner.

5431 Avenida Encinas, Suite F u Carlsbad, CA 92008 u Tel: (760) 804-9400 u Fax: (760) 804-9433
ET&T Job # 082554 u Day u Site: 1821 S. Freeman St., Unit C, Oceanside, CA 92054 u December 12, 2008
www.etandt.com
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