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Michael Leavitt & Co Inspections, Inc.

MONDAY MORNING MESSENGER

Message prepared especially for Members of the American Institute of Inspectors® as well as Home Inspectors abroad

October 15, 2001

GOOOOOD MORNING, A.I.I.™.... 

It's a great day here in Orem, Utah!  The Leavitt family is still remembering fondly our visit to the Magic Kingdom just a couple of weeks ago.  The weather was warm and the sunshine required sunblock to prevent damage.  Oh how things have changed....The cold weather has now set in and we had snow on our mountains last week.  It is now time to break out the Sorel snow boots, snowmobiling suit, Floyd ear porotector hat, and fingerless gloves.  It drives me whacky because it is dark when I wake up and it is getting dark when I finish the field work.  Wasn't it just a month ago that I watched 9 o'clock sunsets?

I have had some extra time in the past week to spend on the different inspection forums and hash out some inspection topics that have been nagging at me for a while.  In the process of expressing my opinions, I find that I learn so much from other Inspectors.  I encourage all of you to participate on the AII™ Inspector Hotline as well as the other forums.  Here is my challenge....... On your next inspection look for one item that you are unsure about.  Then post it to the AII™ Inspector Hotline and see what feedback you get.  If you have a digital camera, then take a picture of the item and forward it along with your question.  It is my promise that if you do this, then you will learn something.

My second challenge is much like the first, except I challenge you to post an answer to somebody else's question.  Don't think that it has already been answered by others so there is no need for your response.  Quite the contrary... I really want to know what is going on in your area and from your perspective.  The way things are done in Utah County, Utah may be completely different from the way they are done in Redmond, Washington. 

Now some of you still may not feel comfortable posting a question to the AII™ Inspector Hotline, or you subscribe to the MMM and do not have access to the AII™ Inspector Hotline, so I will provide a question box for you.  What has been driving you up the wall...... It may be related to floor drains in laundry areas, or bonding of aluminum siding, or howzabout the ever famous 1/16" spacing requirement on roof sheathing........ Fire away and let's see if we can't get some answers to those questions.


What inspection question have you always wanted to ask, but never got around to it???

B2

Your Name:City: State:

Please include your name.


WHAT IS YOUR OUTLOOK?

Here are some responses to the inquiry on how things are going in your areas...

The market appears steady in San Francisco bay area. We are busy. We have been established for 20 years and this helps. We do 3 inspections per day and work 14 hours a day.  Rolland Pruner - Livermore, CA

So far, the market is good...some slowdown at some offices. I have been fairly steady. The agents I've talked with state that there has been a flat selling slate, but the listings are doing well. The indicators are positive and I have been doing well. Jim Corbin - Bow, WA


AII ANNUAL MEETING

Have you registered yet?  If not, check out the details at www.Inspection.org and then give Betty Buckley a call at the AIIAssociation offices.  The toll free number is 1-800-877-4770  This year's meeting will be held at the Peppermill hotel in Reno.  Flights should be booked and rooms should be reserved this week.  

Shelly and I were extremely concerned about departure and arrival times with the recent security increases.  So to be careful, we are arriving in the brunch hour the day prior and we will not leave until the following morning.  This is different from other years where we arrive right before and leave just hours after.  Please be sure to allow for the extra hours that may be needed to check in at the airport.  To be truthful I am hoping that other Inspectors and their wives will also arrive early and leave late.  This will allow more time to socialize.  

Shhhhhh..... Don't tell anybody in charge, but the best part of any Home Inspector conference is often what you learn from other Inspectors in the halls and in the lounge.  With that said, I am really looking forward to the marketing seminar and the 3D level 200 course that I will be putting on in Reno.  They are sure to be a lot of fun!!!


  CRAWL SPACE WARNING

BE ON THE LOOKOUT!!!

Walter Jowers from Nashville, Tennessee passed along this scary newstory.......

MERCED, Calif. (Reuters) - A northern California man who used to have two pets -- a pit bull terrier and a Burmese python -- now has only one -- a 200-pound python with a pit-bull-sized bulge. 

Merced Police Department Cmdr. Tom Martin said the man called police on Friday after the reptile escaped from its cage in the city, about 130 miles southeast of San Francisco. The owner quickly located the snake under his house but then realized his 30-pound pit bull was also missing -- a mystery that was easily solved. 

"In the middle of the snake, there was a big round bulge," Martin said. "(The owner) surmised it was his 9-month-old pit bull." 

Martin added that it took three hours for the owner and a friend to corral the snake as police officers stood by for safety reasons. Officials are now investigating whether the python should be considered a wild animal and in violation of the city code. 

If so, the man might then have no pets at all. 

 

Have you had any scary crawl space experiences?

B1

Your Name:City: State:

Please include your name.


CARBON MONOXIDE REPORTING

Last week I asked the question.... "What Carbon Monoxide verbiage do you include in your inspection reports?"

I have a few words that talk of CO and yearly checks of gas/propane burning appliances. I will, however, modify some of the verbiage based on the notice. I always get good response to the discussion; just like with the discussion concerning SRV's. Jim Corbin - Bow, WA

"This Home has Gas Burning Appliances Installed-For Your Safety it is recommended that a Carbon Monoxide detector be installed." John Rebenstorff - CA 

I've always included the following statement in my report, "Suggest equipping the home with Carbon Monoxide detectors to alert in the event of dangerous levels of CO." Robert E. Lee - Rochester, Mn

"CARBON MONOXIDE DETECTOR: No unit was found, but they are recommended on each living floor in homes with gas appliances and/or attached garages."  Michael Leavitt - Orem, Utah


MOLD'S UNTOLD DAMAGE

http://usaweekend.com/01_issues/011014/011014mold.html

Issue Date: October 14, 2001 

A Texas family driven from their dream home recently won $32 million in a landmark jury verdict. But their ordeal is far from over 

By Dennis McCafferty [The mold family] 

USA WEEKEND Magazine first reported on the travails of Melinda Ballard, Ron Allison and son Reese in December 1999. Above, the couple in their mold-contaminated mansion in Dripping Springs, Texas, earlier that year. 

After her own family's nightmare unfolded in 1998, Melinda Ballard heard from so many other affected families that she assembled a database. These families, often suffering from debilitating memory loss, were convinced they were the victims of deadly mold in their homes. Successful professionals suddenly couldn't remember clients' names. Parents now struggled to recall where they were supposed to pick up their children from soccer practice. 

USA WEEKEND Magazine first reported on the travails of Melinda Ballard, Ron Allison and son Reese in December 1999. Above, the couple in their mold-contaminated mansion in Dripping Springs, Texas, earlier that year.

Ballard's computerized files now list close to 11,000 families. These days, she finds yet another toll the mold seems to have taken: When she scrolls down the list of names, she realizes many of the couples have split up. One man was a technology executive who never believed mere mold could destroy his home. He refused to leave. Eventually his mental capacity was so damaged he no longer could hold his job. His wife left him and took their kids. 

It's an all too familiar story, says Ballard, 43, but it's not one that will apply to her household. "We love each other, and we'll do anything to get through this. We've been tortured enough. I'll be damned if I let it tear my family apart." 

Eighteen months after USA WEEKEND Magazine put them on the cover, Ballard, husband Ron Allison, 36, and their 5-year-old son, Reese, won a major victory: A Travis County, Texas, district court jury awarded them $32 million in their fight against Farmers Insurance Group, which the family says mishandled their claim for mold damage. They argued that the insurance company had failed to cover repairs to leaky pipes soon enough to prevent the toxic mold Stachybotrys atra from overrunning their 22-room mansion near Austin. For now, a final ruling remains to be determined. Among the possible outcomes: A court-appointed mediator could deliver a judgment agreed on by both parties, or the case could go to the county court of appeals within the year. Until the case goes through the entire process, the family cannot access any monetary jury award. 

Experts believe the verdict could lead to a surge in mold-related litigation. No firm numbers exist, but there are hundreds, perhaps thousands, of cases in which alleged victims are suing insurance businesses, construction companies, school systems and employers. "The jury decision sends a message to the insurance industry that, at least in this case, the insurer owes to the homeowners adequate coverage for mold damage," says Colleen McLaughlin, editor of the newsletter Mealey's Litigation Report: Mold. 

Stachybotrys (stack-ee-BOT-ris) atra is an especially lethal mold that creates airborne toxins, called mycotoxins, that can cause breathing difficulty, memory loss and bleeding in the lungs. Recent studies have linked molds to the tripling of the asthma rate in the past 20 years. 

In Ballard's case, the copper plumbing in her family's dream home sprang a series of leaks in 1998. By March 1999, they were experiencing headaches, dizziness and fatigue. Eventually, mold samples were evaluated and found to be deadly. The family fled from the house. By then, Allison's condition was so much worse he couldn't even remember the number of their hotel room. 

Farmers Insurance contends that it has pursued the family's claims appropriately. The company offered $1.8 million to cover the home's cleanup costs. But the family declined the offer, saying cleanup alone cost more than $6 million. 

Meanwhile, their personal struggles continue. Allison, once a successful investment banker, has neurological damage and no longer works. Ballard had some initial respiratory ailments but has avoided any long-term health problems related to the mold. Reese suffers from a nervous system disorder resulting in tremors and neurological learning problems. 

Extensive rehabilitation dominates the family's days. Allison attends cognitive therapy sessions four times a week. Once he oversaw more than $30 million in large client accounts; now he spends his time playing memorization games on the computer. Little Reese sees therapists and spends hours with his mother after school relearning such things as addition tables. 

"Every day, we have school and then 'mommy school' when the other kids are playing," Ballard says. "He can't keep up with learning like the other kids can. This changes your entire day for the rest of your life." 

Says Allison: "This mold shuts down pathways to your brain. If you're lucky, you can reopen pathways. Some people can. Some people can't." 

Photo by DARREN CARROLL for USA WEEKEND

What are your moldy thoughts on the huge financial court judgments?

B3

Your Name:City: State:

Please include your name.


QUESTIONS AND ANSWERS ABOUT MOLD

The following information was forwarded on by Nathan Buckley.  Nathan discovered it while surfing the internet.

Source: U.S. Centers for Disease Control and Prevention

In 1994, the U.S. Centers for Disease Control reported the deaths of several infants in Cleveland in a case that involved a type of mold called Stachybotrys chartarum. The alleged cause of the deaths was idiopathic pulmonary hemorrhage (IPH). Though the deaths were associated with exposure to Stachybotrys chartarum, a summary of peer reviews concluded that the association between IPH and exposure to Stachybotrys chartarum was not proven.

Q1:
How do molds get in the indoor environment and how do they grow?

A: Molds grow naturally in the indoor environment. Mold spores may also enter your house through open doorways and windows through heating, ventilation, and air conditioning systems. Spores in the outside air also attach themselves to people and animals, making clothing, shoes, bags, and pets convenient vehicles for transporting mold indoors. When mold spores drop on places with excessive moisture, such as where leakage may have occurred in roofs, pipes, walls, or plant pots or where flooding may have occurred, molds will grow. Many building materials provide suitable nutrients that encourage mold to grow. Wet cellulose materials, including paper and paper products, cardboard, ceiling tiles, wood, and wood products, are particularly conducive for the growth of some molds. Other materials such as dust, paints, wallpaper, wallboard, carpet, fabric, and upholstery commonly support mold growth.

Q2:
How do you know if you have a mold problem?

A:
Large mold infestations can usually be seen or smelled.

Q3:
I heard about toxic molds that grow in homes and other buildings. Should I be concerned about a serious health risk to my family and me?

A:
The hazards presented by molds that may contain mycotoxin should be considered the same for other common molds that can grow in your house. There is always a little mold everywhere-in the air and on many surfaces. There are very few case reports that toxic molds (those containing certain mycotoxin) inside homes can cause unique or rare health conditions such as pulmonary hemorrhage or memory loss. A causal link between the presence of the toxic mold and these conditions has not been proven. A common-sense approach should be used for any mold contamination inside buildings and homes. The common health concerns associated with molds include hay fever like allergic symptoms. Certain individuals with chronic respiratory disease (chronic obstructive pulmonary disorder, asthma) may experience difficulty breathing. Individuals with immune suppression may be at increased risk for infection from molds. If you or your family members have these conditions, you should consult a qualified medical clinician for diagnosis and treatment. For the most part, routine measures will prevent mold growth in the home.

Q4:
What is Stachybotrys chartarum (Stachybotrys atra)?

A:
Stachybotrys chartarum (also known by its synonym Stachybotrys atra) is a greenish-black mold. It can grow on material with a high cellulose and low nitrogen content, such as fiberboard, gypsum board, paper, dust, and lint. Growth occurs in the presence of moisture from water damage, excessive humidity, water leaks, condensation, water infiltration, or flooding. Constant moisture is required for its growth. It is not necessary, however, to determine what type of mold you may have. All molds should be treated the same with respect to potential health risks and removal.

Q5:
How common is mold, including Stachybotrys chartarum (also known by its synonym Stachybotrys atra), in buildings?

A:
Molds are very common in buildings and homes and will grow anywhere indoor where there is moisture. The most common indoor molds are Cladosporium, Penicillium, Aspergillus, and Alternaria. We do not have accurate information about how often Stachybotrys chartarum is found in buildings and homes. While it is less common than other mold species it is not rare.

Q6:
What are the potential health effects of mold in buildings and homes?

A:
Mold exposure does not always present a health problem indoors. However, some people are sensitive to molds. These people may experience symptoms such as nasal stuffiness, eye irritation, or wheezing when exposed to molds. Some people may have more severe reactions to molds. Severe reactions may occur among workers exposed to large amounts of mold in occupational settings, such as farmers working around moldy hay. Severe reactions may include fever and shortness of breath. People with chronic illnesses, such as obstructive lung disease, may develop mold infections in their lungs.

Q7:
Who is most at risk for health problems associated with exposure to mold?

A:
People with allergies may be more sensitive to molds. People with immune suppression or underlying lung disease are more susceptible to fungal infections.

Q8:
Does Stachybotrys chartarum (Stachybotrys atra) cause acute idiopathic pulmonary hemorrhage among infants?

A:
To date, a possible association between acute idiopathic pulmonary hemorrhage and Stachybotrys chartarum (Stachybotrys atra) among infants has not been proved. Further studies are needed to determine what causes acute idiopathic hemorrhage.

Q9:
What if my child has acute idiopathic pulmonary hemorrhage?

A:
Parents should ensure that their children get proper medical treatment.

Q10:
How do you get the molds out of buildings, including homes, schools, and places of employment?

A:
In most cases, mold can be removed by a thorough cleaning with bleach and water. If you have an extensive amount of mold and you do not think you can manage the cleanup on your own, you may want to contact a professional experienced in cleaning mold in buildings and homes.

Q11:
What should people to do if they determine they have Stachybotrys chartarum (Stachybotrys atra) in their buildings or homes?

A:
Mold growing in homes and buildings, whether Stachybotrys chartarum (Stachybotrys atra) or other molds, indicates a problem with water or moisture. Thus, the first step is to address the water/moisture problem. With that issue resolved, the second step is to clean surfaces with a weak bleach solution. Mold under carpets typically requires removal of carpets. Once mold starts to grow in insulation or wallboard, the only way to deal with it is by removal and replacement. In areas where flooding has occurred, prompt cleaning of walls and other flood-damaged items with water mixed with chlorine bleach, diluted 10 parts water to one part bleach, is necessary to prevent mold growth. Never mix bleach with ammonia. Moldy items should be discarded. The precautions with Stachybotrys chartarum (Stachybotrys atra) follow the same steps.

Q12:
Are there any circumstances where people should vacate a home or other building because of mold?

A:
Decisions about vacating premises have to be made individually. If you believe you are ill because of exposure to mold in a building, you should consult your physician to determine the appropriate action.

Q13:
How do you keep mold out of buildings and homes?

A:
As part of routine building maintenance, buildings should be inspected for visible mold and evidence of water damage. The conditions causing mold (such as water leaks, condensation, infiltration, or flooding) should be corrected to prevent mold from growing.
HOW CAN I RESTORE WATER-DAMAGED CARPET?

Source: Carpet and Rug Institute

There is no single procedure for dealing with flood damage in all situations. Each situation is different and must be evaluated by an expert.

Determine whether the floodwater is sanitary, unsanitary, or black water. Only in sanitary conditions should you attempt to clean and restore the carpet yourself. Cleaning professionals should be called in to handle the adverse effects of disease-carrying bacteria contained in unsanitary and black water.

Sanitary–may include uncontaminated sink or toilet overflows and flows from ruptured pipes.

Unsanitary–includes any water with some degree of biopollutant contamination, such as water from punctured waterbeds and contaminated toilet and dishwater overflows.

Black Water–includes any water that has come into contact with the ground or that contains raw sewage, including, but not limited to, natural flooding. Unfortunately, carpet flooded by black water must be discarded because of the high-level intrusion of bacteria and other pollutants.

Before restoration can begin, you must identify the source of the water flow and stop it. With sanitary water, once the water has been stopped, extraction of excess water from the carpet must begin immediately. To reduce the possibility of fungal growth, the carpet cushion should be discarded. In cases of natural flooding or rising water, the carpet and carpet cushion should be replaced immediately to minimize possible health concerns.

Immediate Steps:

* Quickly remove any furnishings that may be damaged by the intrusion and that may stain or damage the carpet.

* Keep traffic over the wet carpet to a minimum. Moisture can weaken the latex backing in carpet, and excess traffic may cause the backing to separate. Once dry, the backing will regain much of its original strength.

* Use fans to increase ventilation, a vacuum designed to extract water (if available), and dehumidifiers to speed the drying process (only in sanitary conditions).

* To minimize the growth of bacteria and fungi, completely dry the carpet within 24 hours after the elimination of the water source.

Because each situation is different, consult a cleaning professional to determine whether the carpet can be salvaged. Often, a homeowner's insurance agent will hire a cleaning professional for the homeowner. The cleaning professional should extract the excess water, clean and disinfect the carpet, or remove it if necessary.

Additional information is available by telephone from the Carpet and Rug Institute and in the IICRC Standard and Reference Guide for Professional Water Damage Restoration S500-99 document prepared by the Institute of Inspection, Cleaning, and Restoration Certification


WIRSBO WATER SUPPLY PIPING

Last week we shared information on Wirsbo plastic water supply piping.   

I haven't seen any product labeled "Wirsbo", but I have seen a few houses with PEX, all of which were a milky white semi-translucent pipe. A house that I inspected two weeks ago and another house built for a friend last year have PEX used in closed loop hydronic floor heating systems. About two months ago I did a home inspection for someone who is a business consultant. He told me he was working with a company that will soon be coming out with a new type of fitting to be used with PEX pipe. The product will be called "Quarterlock". Unlike the fittings currently in use, the new ones will require no special tools for installation. You just slip the fittings in place, use two wrenches to turn them a quarter turn and they lock in place. They also have the advantage of being removable. Knowing about all of the past product failures, they have done very extensive testing and are confident that they have a great product.  Gary Holzbauer - Junction City, Oregon

I have found none! Rolland Pruner - Livermore, CA

I have not seen it in my area. I, however, seem to be blessed by the "old home of 1900's vintage" fairy with little to no upgrades...expecially plumbing. Newer homes are, so far, all copper.  Jim Corbin, Bow - WA


PC #76 FEEDBACK - CHIMNEY FRAMING 

What does this attic photo reveal?  What would you report?  What source would you use if you were called upon the carpet for reporting such a condition???

First off, I would have thought somebody would have notified me that the photo was upside down.  It makes a lot more sense when you see the roof sheathing on the top instead of on the floor of the attic.  Did you notice what looks like mold on the top edge of the 2x4?

I would call combustibles inside the framework of the brick chimney; review by licensed brick mason/contractor. Not sure of the source, but probably would be in the UBC; have to look for it. Be interesting to hear of the source.  Jim Corbin - Bow, WA

Wait a minute...... All hope is not lost! John Rebenstorff came to my rescue.

Is the Photo right side up? It appears upside down. Clearance of wood around fireplace not maintained. If this is a chimney it is anchored to roof framing. Age of Home? Does wood extend in brick or terminated on exterior? John Rebenstorff - Orangeville, CA


PHOTO CHALLENGE #77

EJECTOR PUMP CHALLENGE

Good day; Please check out the attached photo. I would like some imput on this one. 

Situation: The house has a holding tank located under the house. There is a sewage ejection pump that moves the effluent uphill to the sewer pipe at the street. There is an alarm located at the holding tank to alert the people if the pump fails. 

The pipe that heads up and to the right is the waste pipe to the sewer pipe. 

The question I have is this: The capped pipe coming off the top of the tank is intended to be a vent pipe for the holding tank, isn't it? 

I am not familiar enough with these installations to know with certainty, so I ask for your collective genius to clear this up for me. 

Thanks, Scott Merritt - Grass Valley, CA

PC

Your Name:City: State:

Please include your name...


QUOTABLE QUOTE: "This mold shuts down pathways to your brain. If you're lucky, you can reopen pathways. Some people can. Some people can't." Ron Allison - Mold Victim 


HAVE A GREAT WEEK! Michael Leavitt & Co Inspections, Inc.

The Most Qualified Inspector in Northern Utah!


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