Managing Mold: What NC REALTORS® Need to Know Release date: 07/01/02 The latest hot-button issue in the real estate industry actually has been around for quite some time. Although media outlets throughout the country are reporting on mold as if it’s a new health concern, fungal contamination of homes has been getting attention since biblical times, Ron Howell, an industrial hygiene consultant with the Occupational & Environmental Epidemiology Branch of the N.C. Department of Health & Human Services Division of Public Health, told NCAR’s Task Force on Mold. The task force is examining potential risks that the presence of mold in properties could pose for NCAR members, and will make recommendations for reducing or managing those risks. "The mold issue has really exploded over the last year or two," he said. "We’ve been completely overrun with questions." All this attention has resulted in an increased awareness among the members of the general public — and a flood of mold-related lawsuits in states such as Texas and California, some of which have resulted in multimillion-dollar judgments. There have been few mold complaints in North Carolina, however, said Tom Miller, general counsel for the N.C. Real Estate Commission. But while mold is not yet a major issue here, and the focus of the lawsuits in the other states has not been on agents, REALTORS® should be aware that such lawsuits always are a possibility. There are some things you can do to manage your risk short of becoming a mold expert, starting with learning some basic facts about the fungus. Fast Facts on Mold • According to the New York City Department of Health, there are more than 100,000 species of mold, and at least 1,000 are common in the United States, including the mildew commonly found in bathrooms. • To grow, molds need the appropriate nutrients (organic materials, including those found in wallpaper glue, some paints, greases, paper, textiles and wood products), temperature (59- 122° is optimal) and moisture. • Under the optimal conditions listed above, mold growth will appear within 24-48 hours. • Molds produce tiny spores to reproduce. These spores are found in both indoor and outdoor air, and everyone is exposed to them on a daily basis. • Although most varieties are harmless, under certain conditions, some molds produce potent toxins called mycotoxins. • Mold spore exposure can result in allergic reactions (including hay fever symptoms and asthma attacks); infections; and eye, skin and respiratory tract irritation. • While a lot of media attention has been focused on the so-called "toxic molds," which can cause rashes, flu-like symptoms, burning sore throats, nosebleeds, fever, headache, memory loss, diarrhea and impaired immune systems, most people experience these health effects after ingesting, not inhaling, the spores. Scientific data have not proven that people can inhale enough spores for it to be toxic. Large exposures usually are associated with certain occupations, like agriculture. • There is no agreed-upon standard for acceptable mold spore exposure — some people simply are more sensitive than others. Finding the Fungus While Miller told task force members that the commission is "not expecting agents to inspect for mold," there are some signs you can look for when conducting your basic visual inspections of a property. "A visual inspection is the most important initial step (in determining whether there is a mold problem)," Howell said. Start by looking for signs of water damage, he said, as moisture is the primary cause of mold growth. Be sure to pay particular attention to surfaces such as wallboard or ceiling tiles, because staining on walls and ceilings is one of the surefire indicators of mold growth. Other red flags include musty odors, Howell added. Miller cautions, though, that REALTORS® should be careful about discussing mold with their clients or customers. Don’t make mold an issue unnecessarily, he told the task force. "There are no new risks with mold that weren’t there a year ago." If your client or customer broaches the subject with you, your best bet would be to refer them to a reputable source for more information. The Environmental Protection Agency, for example, has an extensive mold-resources Web page (www.epa.gov/iaq/pubs/mol-dresources.html), as does the N.C. Department of Health & Human Services’ Division of Public Health (www.epi.state.nc.us/epi/oii/mold/). NAR’s Virtual Library at REALTOR.org also contains a variety of mold resources. To minimize your risk, it is a good idea not to refer a client or customer to any particular inspector or expert, as there are no federal or state regulations that establish qualifications for persons who test for or remediate mold. But there are some steps that can be taken to ensure that your client gets the best possible assistance. The N.C. Department of Health & Human Services’ Division of Public Health Web page on mold has tips on hiring a mold consultant or contractor. Howell explained that much of the mold testing being done today is being overused or misused, especially air sampling. "Air testing is variable," he said. "The amount of spores depends on the day." Air testing also is problematic because it does not tell you where the mold is; it only indicates the presence and number of mold spores, he added. Fighting Mold Growth Miller told the group that, up until now, NCREC had treated mold as a symptom of another problem — excessive moisture. Howell’s presentation to the task force echoed that opinion. Although there is no "quick fix" for mold or the moisture that causes it, he said, the best way to deal with it is to find the source of the moisture and get rid of it. "You’ve got to fix that moisture problem," he said. "If you don’t, it’s gonna come back." One thing to be aware of, though, is that you never can completely eliminate mold or its spores from homes and buildings. "Mold is a fact of life," Howell said. "The key is keeping it in check."