MOLD TESTING THAT DOESN’T REDUCE YOUR PROPERTY VALUE

This test is appropriate for homeowners suspicious of mold problems but don’t want to leave a paper trail that adversely impacts property value. The physical property address is NOT required for this testing.

Are you a property owner concerned that mold may be the reason you and/or your loved ones are experiencing strange health problems that just don’t go away? Do you need to make repairs and want to make certain all of the needed repairs are addressed? Are you concerned that by testing your property, you may actually reduce its market value? If you answered “yes” to any of these questions, you’re in luck. Some simple and inexpensive tests, that do not require a physical property address, can help.

Many water leaks lurk behind wall cavities, behind appliances or in ceilings and are not obvious to homeowners even for extended periods of time. Left uncorrected, water leaks can cause structural damage because wet wood (beams, studs, floor joists, etc…) can become degraded. Wet building materials also attract termites and cause mold to colonize and spread, especially on drywall, pressboard and plywood. Certain aggressive molds consume the materials on which they grow, further exacerbating structural and cosmetic damage, not to mention cause health problems including respiratory problems, chronic flu-like symptoms, depression, hair loss, headaches, hearing and vision loss, equilibrium problems, cognitive impairment and a host of other serious issues.

In order to narrow the cause of suspect symptoms WITHOUT destroying your property value by leaving a paper trail of testing and/or witnesses (outside air quality testers), you may want to consider one of these simple and inexpensive tests.

Special note: POA is giving its members this option simply because we are fully aware of the slippery slope that testing a property may cause. In fact, many homeowners opt not to test because the results may impact the value of their biggest asset – their home. This usually means that symptoms go untreated and worsen. The only way to help overcome the potential impact testing has on a property, POA is offering this option. By offering this option, POA is not encouraging hiding results if the homeowner decides to sell the property. In most states, sellers are required to disclose known (not necessarily suspected- but KNOWN-) defects. In the event of a property sale and if there is a paper trail of testing results and/or the homeowner uses outside testing professionals who could testify that testing was done and the homeowner was given the positive findings, and the property is sold without such disclosures, the seller may face legal consequences. If no physical subject property address is required AND the homeowner is the one who performs the testing, no paper trail exists and the decision to disclose the results, in case of a sale, is between you and God. Policing this decision is not within POA’s mission.

Clean Air Labs, an EPA-approved lab, has partnered with POA to offer several testing options not typically offered to the general public and at discounted prices. POA negotiated with Clean Air a special order form that does not require certain information that can come back and haunt homeowners. The tests offered by this lab range from $22 - $2,500 and provide varying levels of information. Carefully consider all options and review the sample reports below before ordering the test so you know the depth of information you will receive. It is important to note that the last test offered in the chart below is the most costly but is extremely critical for anyone who is involved in personal injury litigation or requires immediate medical attention. This test links the DNA of the mold found in the property with DNA of mold found in the body.

NOTE: “Direct” examination is performed by looking at a mold sample under the microscope and identifying it by spore type. “Cultures” are performed when the lab grows the organism in a Petri dish and does an identification from the culture. The benefit of growing a culture is that you can tell what organisms are alive (growing/spreading). When looking at a sample under a microscope, you can not tell whether or not the organism is alive. Mold spores can still be present, even if the are dead and not reproducing.

INSTRUCTIONS FOR ORDERING A LAB TEST
Download the order form (click here for order form), take the sample as indicated above and send the sample, along with the order form, to the lab. If the test you want requires supplies from the laboratory, you will need to fill out the order form and call 877-542-0885. Be sure to identify yourself as a POA member to receive these discounted prices!

TURNAROUND TIME
Most data is provided by email and/or fax within a day or two of the lab receiving it. Tests that require culturing (mold growth) can take up to 14 days. DNA results vary depending on the test ordered. Call the lab for a turnaround time.

WHAT HAPPENS IF RESULTS ARE POSITIVE?
If results are positive, this indicates that there is or was a serious water intrusion problem. You should find out from where the leak(s) originate, immediately stop the leak(s) and, using trained professionals, determine how extensive the problem is (if, for example, the water intrusion has led to structural problems and/or to determine remediation protocols) so that a full scope- and cost of repairs can be developed. POA recommends that homeowners or their experts use moisture meters to determine the extent of the water intrusion and consequential mold problem.

If occupants are experiencing health problems, medical attention needs to be sought so that proper treatment is given. A word to the wise: rarely do symptoms subside if exposure continues. Most people who suffer from mold- or building-related illness report a reduction of symptoms only after moving from the contaminated structure. For more about building-related illness, search the thousands of documents archived on POA’s website or in the section called building related illness and treatment options.

Remember, the cost to remediate a property can be expensive. Many states have allowed insurers to exclude or cap mold remediation, even if mold is a direct consequence of a peril covered by the homeowners policy. Many construction or installation defects are covered under warranty for a specific period of time. Problems caused by lack of proper maintenance are not covered. Many homeowners who find themselves at the crossroads of deciding to remediate or sell, base their decision on the cost to repair.

Click Here for Order Form