Ottawa Home Inspector-Home Inspection Ottawa
Ottawa Home Inspector now offering a Home Inspection in Ottawa, ON. starting at $250.00. Book your Ottawa Home Inspection today with Home Home Inspectors in Ottawa, Ontario, Canada. "InterNACHI" Certified Home Inspector "IAC2" Certified Mould Inspector and "NEHA/NRPP" Certified Radon GasTester
We strongly recommend that every home buyer today consider a Radon Gas Test as part of their regular home inspection. Did you know that radon gas is the second leading cause of lung cancer in Canada , and your home may be slowly killing your family. Granite Counter Tops and Well Water can also have high levels of Radon. To find out more on Radon, just click on the Radon Gas button directly to the left Does Your Home Inspector Use The Latest Technology
Without Thermal Imaging "Infrared Thermography", Something's Go Unseen. We Scan For Trouble Spots With Every Home Inspection. Now You See Problem Areas That May Go Unnoticed By Others.
Thermal Images Can Help Reveal Problems About Moisture (which may be conducive to mould, decay and insects), Electrical Systems, Deficient Insulation, Heat/AC And Duct System, Structural Issues, Foundation Cracks, Plumbing Leaks And More...
(NOTE: Even with thermal imaging and our advanced methods, it is not possible to find
every possible defect, just to be honest)
Mould can be a serious concern for some people when purchasing a home. Having an IAC2 certified mould testing specialist as your home inspector is just one more way of helping to reduce the varied risks involved in buying an older property. For more information on mould and it's associated health risks, visit our mould information page.
Barrhaven Home Inspectors is an independently owned business and we work only for you, the client! We give you all the facts and deal directly with you: the owner and/or the purchaser. We recommend that all home buyers purchase a copy of Mike Holmes informative, new book, "The Holmes Inspection" before considering a home purchase.
Buying a home can be exciting, momentous, and meaningful, but it can also be stressful - especially if you're not sure how to gauge the physical condition of a house. Barrhaven Home Inspectors, Ottawa celebrates your new home and wants to help you ensure that your purchase and investment is a wise one. While you focus on the home's style, size, layout, price, and neighborhood; Barrhaven Home Inspectors, Ottawa takes care of evaluating its major systems - like the Structure, Plumbing, Heating, Roofing and Electrical. Our commitment to you is that we will answer your questions; address your concerns and help you to understand how various systems of your intended home operate. We are there to protect you and assist in helping you to make a wise purchase.
Barrhaven Home Inspectors Inc. follows the InterNACHI & CAHPI Standards of Practice and Code of Ethics when performing home inspections
We'll provide you with a detailed computer generated written report outlining the condition of the home as well as, accompanying relevant photos pertaining to areas of concern. This complete reporting method gives you a much clearer picture of the home.
Making sure you have all the information before you make such a significant decision when purchasing a home simply makes sense. Count on Barrhaven Home Inspectors to provide you with an unbiased, professional home inspection when you need it. We also provide a 5 year (telephone only) home consulting service to all our clients at no extra charge.
Our Ottawa area home inspection prices are between $250.00 and $350.00 plus GST
for a max. 3000 Sq. ft. home "We now accept Cash, Cheques, Visa, & MasterCard" Please call for exact pricing"
Book your home inspection today
NEIL CARD
(613) 823-8844
Email Neil Card
Barrhaven Home Inspectors Ottawa, is a local home inspection company, independently owned and operated. We provide home inspections, mould sampling, and radon gas testing service's for Ottawa, Barrhaven, Kanata, and Orleans areas. In addition, we provide a home inspection service to the greater Eastern Ontario Region including, Metcalfe, Merrickville, Brockville, Kemptville, Smith Falls, Cornwall, Carleton Place, Arnprior, Renfrew, Almonte, Lamoges Casselman, Embrun, Rockland & Perth Etc.
InterNACHI Standards of Practice
Table of Contents
1. Definitions and Scope.
2. Standards of Practice
2.1. Roof
2.2. Exterior
2.3. Basement, Foundation, Crawlspace & Structure
2.4. Heating
2.5. Cooling
2.6. Plumbing
2.7. Electrical
2.8. Fireplace
2.9. Attic & Insulation
2.10. Doors, Windows & Interior
3. Limitations, Exceptions & Exclusions
4. Glossary of Terms
1. Definitions and Scope
1.1. A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.
I. A Home Inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions.
II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.
1.2. A Material Defect is a condition of a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
1.3. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
2. Standards of Practice
2.1. Roof
I. The inspector shall inspect from ground level or eaves:
A. The roof covering.
B. The gutters.
C. The downspouts.
D. The vents, flashing's, skylights, chimney and other roof penetrations.
E. The general structure of the roof from the readily accessible panels, doors or stairs.
II. The inspector is not required to:
A. Walk on any pitched roof surface.
B. Predict the service life expectancy.
C. Inspect underground downspout diverter drainage pipes.
D. Remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
E. Move insulation.
F. Inspect antennae, lightning arresters, de-icing equipment, or similar attachments.
G. Walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.
H. Walk on any roof areas if it might, in the opinion of the inspector, cause damage.
I. Perform a water test.
J. Warrant or certify the roof.
2.2. Exterior
I. The inspector shall inspect:
A. The siding, flashing and trim.
B. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias.
C. And report as in need of repair any spacing's between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than four inches in diameter.
D. A representative number of windows.
E. The vegetation, surface drainage and retaining walls when these are likely to adversely affect the structure.
F. And describe the exterior wall covering.
II. The inspector is not required to:
A. Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
B. Inspect items, including window and door flashing's, which are not visible or readily accessible from the ground.
C. Inspect geological, geotechnical, hydrological and/or soil conditions.
D. Inspect recreational facilities.
E. Inspect seawalls, break-walls and docks.
F. Inspect erosion control and earth stabilization measures.
G. Inspect for safety type glass.
H. Inspect underground utilities.
I. Inspect underground items.
J. Inspect wells or springs.
K. Inspect solar systems.
L. Inspect swimming pools or spas.
M. Inspect septic systems or cesspools.
N. Inspect playground equipment.
O. Inspect sprinkler systems.
P. Inspect drain fields or drywells.
Q. Determine the integrity of the thermal window seals or damaged glass.
2.3. Basement, Foundation & Crawlspace
I. The inspector shall inspect:
A. The basement.
B. The foundation
C. The crawlspace.
D. The visible structural components.
E. And report on the location of under-floor access openings.
F. And report any present conditions or clear indications of active water penetration observed by the inspector.
G. For wood in contact or near soil.
H. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.
I. And report on any cutting, notching and boring of framing members which may present a structural or safety concern.
II. The inspector is not required to:
A. Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector.
B. Move stored items or debris.
C. Operate sump pumps with inaccessible floats.
D. Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems.
E. Provide any engineering or architectural service.
F. Report on the adequacy of any structural system or component.
2.4. Heating
I. The inspector shall inspect:
A. The heating systems using normal operating controls and describe the energy source and heating method.
B. And report as in need of repair heating systems which do not operate.
C. And report if the heating systems are deemed inaccessible
II. The inspector is not required to:
A. Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems or fuel tanks.
B. Inspect underground fuel tanks.
C. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
D. Light or ignite pilot flames.
E. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment.
F. Override electronic thermostats.
G. Evaluate fuel quality.
H. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks.
2.5. Cooling
I. The inspector shall inspect:
A. The central cooling equipment using normal operating controls.
II. The inspector is not required to:
A. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
B. Inspect window units, through-wall units, or electronic air filters.
C. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment.
D. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks.
E. Examine electrical current, coolant fluids or gases, or coolant leakage.
2.6. Plumbing
I. The inspector shall:
A. Verify the presence of and identify the location of the main water shutoff valve.
B. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves.
C. Flush toilets.
D. Run water in sinks, tubs, and showers.
E. Inspect the interior water supply including all fixtures and faucets.
F. Inspect the drain, waste and vent systems, including all fixtures.
G. Describe any visible fuel storage systems.
H. Inspect the drainage sump pumps and test pumps with accessible floats.
I. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves.
J. Inspect and determine if the water supply is public or private.
K. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously.
L. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets.
M. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs.
N. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.
II. The inspector is not required to:
A. Light or ignite pilot flames.
B. Determine the size, temperature, age, life expectancy or adequacy of the water heater.
C. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems.
D. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.
E. Determine the water quality or potability or the reliability of the water supply or source.
F. Open sealed plumbing access panels.
G. Inspect clothes washing machines or their connections.
H. Operate any main, branch or fixture valve.
I. Test shower pans, tub and shower surrounds or enclosures for leakage.
J. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
K. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
L. Determine whether there are sufficient clean-outs for effective cleaning of drains.
M. Evaluate gas, liquid propane or oil storage tanks.
N. Inspect any private sewage waste disposal system or component of.
O. Inspect water treatment systems or water filters.
P. Inspect water storage tanks, pressure pumps or bladder tanks.
Q. Evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
R. Evaluate or determine the adequacy of combustion air.
S. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves.
T. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.
U. Determine the existence or condition of polybutylene plumbing.
2.7. Electrical
I. The inspector shall inspect:
A. The service drop/lateral.
B. The meter socket enclosures.
C. The means for disconnecting the service main.
D. And determine the rating of the service amperage.
E. Panelboards and overcurrent devices (breakers and fuses).
F. And report on any unused circuit breaker panel openings that are not filled.
G. The service grounding and bonding.
H. A representative number of switches, receptacles, lighting fixtures, AFCI protected receptacles.
I. And test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection using a GFCI tester.
J. And report the presence of solid conductor aluminum branch circuit wiring if readily visible.
K. And report on any tested GFCI-tested receptacles in which power was not present, polarity is incorrect, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, evidence of arcing or excessive heat is present, or where the receptacle is not grounded or is not secured to the wall.
L. The service entrance conductors and the condition of the conductor insulation.
M. And describe the amperage rating of the service.
N. And report the absence of smoke detectors.
O. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances from grade or rooftops.
II. The inspector is not required to:
A. Insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
B. Operate electrical systems that are shut down.
C. Remove panelboard cabinet covers or dead front covers if they are not readily accessible.
D. Operate overcurrent protection devices.
E. Operate non-accessible smoke detectors.
F. Measure or determine the amperage or voltage of the main service equipment if not visibly labeled.
G. Inspect the fire or alarm system and components.
H. Inspect the ancillary wiring or remote control devices.
I. Activate any electrical systems or branch circuits which are not energized.
J. Operate or reset overload devices.
K. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices.
L. Verify the service ground.
M. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
N. Inspect spark or lightning arrestors.
O. Inspect or test de-icing equipment.
P. Conduct voltage drop calculations.
Q. Determine the accuracy of labeling.
2.8. Fireplace
I. The inspector shall inspect:
A. The fireplace, and open and close the damper door if readily accessible and operable.
B. Hearth extensions and other permanently installed components.
C. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials
II. The inspector is not required to:
A. Inspect the flue or vent system.
B. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
C. Determine the need for a chimney sweep.
D. Operate gas fireplace inserts.
E. Light pilot flames.
F. Determine the appropriateness of any installation.
G. Inspect automatic fuel feed devices.
H. Inspect combustion and/or make-up air devices.
I. Inspect heat distribution assists whether gravity controlled or fan assisted.
J. Ignite or extinguish fires.
K. Determine draft characteristics.
L. Move fireplace inserts, stoves, or firebox contents.
M. Determine adequacy of draft, perform a smoke test or dismantle or remove any component.
N. Perform a National Fire Prevention Association (NFPA) style inspection.
2.9. Attic, Ventilation & Insulation
I. The inspector shall inspect:
A. The insulation in unfinished spaces.
B. The ventilation of attic spaces.
C. Mechanical ventilation systems.
D. And report on the general absence or lack of insulation.
II. The inspector is not required to:
A. Enter the attic or any unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion.
B. To move, touch, or disturb insulation.
C. To move, touch or disturb vapor retarders.
D. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.
E. Identify the composition or exact R-value of insulation material.
F. Activate thermostatically operated fans.
G. Determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers, and wiring.
H. Determine the adequacy of ventilation.
2.10. Doors, Windows & Interior
I. The inspector shall:
A. Open and close a representative number of doors and windows.
B. Inspect the walls, ceilings, steps, stairways, and railings.
C. And report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, and railings that permits the passage of an object greater than four inches in diameter.
D. Inspect garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control.
E. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door.
F. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use.
G. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.
II. The inspector is not required to:
A. Inspect paint, wallpaper, window treatments or finish treatments.
B. Inspect central vacuum systems.
C. Inspect safety glazing.
D. Inspect security systems or components.
E. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises.
F. Move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure.
G. Move drop ceiling tiles.
H. Inspect or move any household appliances..
I. Inspect or operate equipment housed in the garage except as otherwise noted.
J. Verify or certify safe operation of any auto reverse or related safety function of a garage door.
K. Operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state, or federal standards.
L. Operate any system, appliance or component that requires the use of special keys, codes, combinations, or devices.
M. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.
N. Inspect microwave ovens or test leakage from microwave ovens.
O. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices.
P. Inspect elevators.
Q. Inspect remote controls.
R. Inspect appliances.
S. Inspect items not permanently installed.
T. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment.
U. Come into contact with any pool or spa water in order to determine the system structure or components.
V. Determine the adequacy of spa jet water force or bubble effect.
W. Determine the structural integrity or leakage of a pool or spa.
3. Limitations, Exceptions & Exclusions
3.1. Limitations:
I. An inspection is not technically exhaustive.
II. An inspection will not identify concealed or latent defects.
III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.
IV. An inspection will not determine the suitability of the property for any use.
V. An inspection does not determine the market value of the property or its marketability.
VI. An inspection does not determine the insurability of the property.
VI. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
VIII. An inspection does not determine the life expectancy of the property or any components or systems therein.
IX. An inspection does not include items not permanently installed.
X. These Standards of Practice apply only to homes with four or fewer dwelling units.
3.2. Exclusions:
I. The inspectors are not required to determine:
A. Property boundary lines or encroachments.
B. The condition of any component or system that is not readily accessible.
C. The service life expectancy of any component or system.
D. The size, capacity, BTU, performance, or efficiency of any component or system.
E. The cause or reason of any condition.
F. The cause for the need of repair or replacement of any system or component.
G. Future conditions.
H. Compliance with codes or regulations.
I. The presence of evidence of rodents, animals or insects.
J. The presence of mold, mildew or fungus.
K. The presence of air-borne hazards.
L. The presence of birds.
M. The presence of other flora or fauna.
N. The air quality.
O. The existence of asbestos.
P. The existence of environmental hazards.
Q. The existence of electro-magnetic fields.
R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.
S. Any hazardous waste conditions.
T. Any manufacturer's recalls or conformance with manufacturer installation or any information included for consumer protection purposes.
U. Operating costs of systems.
V. Replacement or repair cost estimates.
W. The acoustical properties of any systems.
X. Estimates of the cost to operating any given system.
II. The inspectors are not required to operate:
A. Any system that is shut down.
B. Any system that does not function properly.
C. Or evaluate low voltage electrical systems such as, but not limited to:
1. Phone lines.
2. Cable lines.
3. Antennae.
4. Lights.
5. Remote controls.
D. Any system that does not turn on with the use of normal operating controls.
E. Any shut off valves or manual stop valves.
F. Any electrical disconnect or over current protection devices.
G. Any alarm systems.
H. Moisture meters, gas detectors or similar equipment.
III. The inspectors are not required to:
A. Move any personal items or other obstructions, such as, but not limited to:
1. Throw rugs.
2. Furniture.
3. Floor or wall coverings.
4. Ceiling tiles
5. Window coverings.
6. Equipment.
7. Plants.
8. Ice.
9. Debris.
10. Snow.
11. Water.
12. Dirt.
13. Foliage.
14. Pets
B. Dismantle, open, or uncover any system or component.
C. Enter or access any area which may, in the opinion of the inspector, be unsafe.
D. Enter crawlspaces or other areas that are unsafe or not readily accessible.
E. Inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used.
F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with pets.
G. Inspect decorative items.
H. Inspect common elements or areas in multi-unit housing.
I. Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.
J. Offer guarantees or warranties.
K. Offer or perform any engineering services.
L. Offer or perform any trade or professional service other than home inspection.
M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.
N. Determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
O. Determine the insurability of a property.
P. Perform or offer Phase 1 environmental audits.
Q. Inspect on any system or component which is not included in these standards.
4. Glossary of Terms
4.1. Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger.
4.2. Activate: To turn on, supply power, or enable systems, equipment, or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances and activating electrical breakers or fuses.
4.3. Adversely Affect: To constitute, or potentially constitute, a negative or destructive impact.
4.4. Alarm System: Warning devices, installed or free-standing, including but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms.
4.5. Appliance: A household device operated by use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.
4.6. Architectural Service: Any practice involving the art and science of building design for construction of any structure or grouping of structures and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
4.7. Component: A permanently installed or attached fixture, element or part of a system.
4.8. Condition: The visible and conspicuous state of being of an object.
4.9. Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.
4.10. Decorative: Ornamental; not required for the operation of essential systems and components of a home.
4.11. Describe: To report in writing a system or component by its type, or other observed characteristics, to distinguish it from other components used for the same purpose.
4.12. Determine: To arrive at an opinion or conclusion pursuant to examination.
4.13. Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
4.14. Engineering Service: Any professional service or creative work requiring engineering education, training, and experience and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
4.15. Enter: To go into an area to observe visible components.
4.16. Evaluate: To assess the systems, structures or components of a dwelling.
4.17. Examine: To visually look. See Inspect.
4.18. Foundation: The base upon which the structure or wall rests; usually masonry, concrete, or stone, and generally partially underground.
4.19. Function: The action for which an item, component, or system is specially fitted or used or for which an item, component or system exists; to be in action or perform a task.
4.20. Functional: Performing, or able to perform, a function.
4.21. Home Inspection: The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing these Standards of Practice as a guideline.
4.22. Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.
4.23. Inspect: To visually look at readily accessible systems and components safely, using normal operating controls and accessing readily accessible panels and areas in accordance with these Standards of Practice.
4.24. Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection.
4.25. Inspector: One who performs a real estate inspection.
4.26. Installed: Attached or connected such that the installed item requires tool for removal.
4.27. Material Defect: A condition of a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
4.28. Normal Operating Controls: Devices such as thermostats that would be operated by ordinary occupants which require no specialized skill or knowledge.
4.29. Observe: To see through visually directed attention.
4.30. Operate: To cause systems to function or turn on with normal operating controls.
4.31. Readily Accessible: An item or component is readily accessible if, in the judgment of the inspector, it is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
4.32. Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or athletic facilities.
4.33. Report: A written communication (possibly including images) of any material defects seen during the inspection.
4.34. Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected.
4.35. Safety Glazing: Tempered glass, laminated glass, or rigid plastic.
4.36. Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc.
4.37. Structural Component: A component which supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
4.38. System: An assembly of various components which function as a whole.
4.39. Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection which would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis or other means.
4.40. Unsafe: A condition in a system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.
4.41. Verify: To confirm or substantiate.
CODE OF ETHICS
The International Association of Certified Home Inspectors (InterNACHI) promotes a high standard of professionalism, business ethics and inspection procedures. InterNACHI members subscribe to the following Code of Ethics in the course of their business.
Duty to the Public
The InterNACHI member shall abide by the Code of Ethics and substantially follow the InterNACHI Standards of Practice.
The InterNACHI member shall not engage in any practices that could be damaging to the public or bring discredit to the home inspection industry.
The InterNACHI member shall be fair, honest, impartial, and act in good faith in dealing with the public.
The InterNACHI member shall not discriminate in any business activities on the basis of race, color, religion, sex, national origin, familial status, sexual orientation, or handicap and shall comply with all federal, state/provincial and local laws concerning discrimination.
The InterNACHI member shall be truthful regarding his/her services & qualifications.
The InterNACHI member shall have no undisclosed conflict of interest with the client, nor shall the InterNACHI member accept or offer any undisclosed commissions, rebates, profits or other benefit, nor shall the InterNACHI member accept or offer any disclosed or undisclosed commissions,
rebates, profits or other benefit from real estate agents, brokers or any third parties having financial interest in the sale of the property nor shall the InterNACHI member offer or provide any disclosed or undisclosed financial compensation directly or indirectly to any real estate agent, real estate broker or real estate company for referrals or for inclusion on lists of preferred and/or affiliated inspectors or inspection companies.
The InterNACHI member shall not communicate any information about an inspection to anyone except the client without the prior written consent of the client, except where it may affect the safety of others or violates a law or statute.
The InterNACHI member shall always act in the interest of the client, unless doing so violates a law, statute or this Code of Ethics.
The InterNACHI member shall use a written contract that specifies the services to be performed, limitations of services and fees.
The InterNACHI member shall comply with all government rules and licensing requirements of the jurisdiction where he/she conducts business.
The InterNACHI member shall not perform or offer to perform, for an additional fee, any repairs or associated services to structure on which the member or member's company has prepared a home inspection report, for a period of 12 months. This provision shall not include services to components and/or systems which are not included in the InterNACHI standards of practice.
Duty to Continue Education
The InterNACHI member shall comply with InterNACHI's current Continuing Education Requirements.
The InterNACHI member shall pass the InterNACHI's Online Inspector Exam once every calendar year.
Duty to the Profession and InterNACHI
The InterNACHI member shall strive to improve the Home Inspection Industry by sharing his/her lessons and/or experiences for the benefit of all. This does not preclude the member from copyrighting or marketing his/her expertise to other Inspectors or the public in any manner permitted by law.
The InterNACHI member shall assist the InterNACHI leadership in disseminating and publicizing the benefits of InterNACHI membership.
The InterNACHI member shall not engage in any act or practice that could be deemed damaging, seditious or destructive to InterNACHI, fellow InterNACHI members, InterNACHI employees, leadership or directors. Member(s) accused of acting or deemed in violation of such rules shall be reviewed by the Ethics committee for possible sanctions and/or expulsion from InterNACHI.
The InterNACHI member shall abide by InterNACHI's current membership requirements.
The InterNACHI member shall abide by InterNACHI's current message board rules.
International Association of Certified Indoor Air Consultants (IAC2)
Bringing Clean Air to Life ®
Mould Inspection Standards of Practice
IAC2 Mould Inspection Standards of Practice
Table of Contents
1.0 Scope
2.0 Complete Mould Inspection
3.0 Limited Mould Inspection
4.0 Standards of Practice
4.1 Roof
4.2 Exterior and Grounds
4.3 Basement, Foundation, Crawlspace & Structure
4.4 Heating, Cooling and Ventilation
4.5 Plumbing
4.6 Attic, Ventilation & Insulation
4.7 Interior
4.8 Moisture, Humidity & Temperature
5.0 IAC2 Mold Sampling Procedures
5.1 General Comments
5.2 Air Flow Rate
5.3 Rotameter
5.4 Surface Sampling
5.5 Outdoor Air Sampling
5.6 Indoor Air Sampling
5.7 Mould Decision Chart
6.0 Limitations, Exceptions & Exclusions
7.0 Definitions
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1.0 Scope
1.1 The purpose of this standard is to provide standardized procedures to be used for a mold inspection. There are two types of mould inspections described in the IAC2 Mold Inspection Standards of Practice:
(1) Complete Mould Inspection (Section 2.0)
(2) Limited Mould Inspection (Section 3.0)
1.2 Unless the inspector and client agree to a limitation of the inspection, the inspection will be performed at the primary building and attached parking structure. Detached structures shall be inspected separately.
1.3 A mould inspection is valid for the date of the inspection and cannot predict future mould growth. Because conditions conducive to mould growth in a building can vary greatly over time, the results of a mould inspection (examination and sampling) can only be relied upon for the point in time at which the inspection was conducted.
1.4 A mould inspection is not a home (property) inspection.
1.5 A mould inspection is not a comprehensive indoor air quality inspection.
1.6 A mould inspection is not intended to eliminate the uncertainty or the risk of the presence of mould or the adverse effects mould may cause to a building or its occupants.
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2.0 Complete mould Inspection
2.1 The inspector shall perform:
- a non-invasive visual examination of the readily accessible, visible, and installed systems and components of the building (listed in Section 4.0 Standards of Practice)
- moisture, temperature and humidity measurements (refer to Section 4.8 Moisture, Humidity, and Temperature)
- mould samples according to the IAC2 mould Sampling Procedures (refer to Section 5.0 IAC2 mould Sampling Procedures)
2.2 The inspector shall report:
- moisture intrusion,
- water damage,
- musty odours,
- apparent mould growth, or
- conditions conducive to mould growth;
- results of a laboratory analysis of all mould samplings taken at the building; and
- any system or component listed in Section 4.0 Standards of Practice that were not inspected and the reason(s) they were not inspected.
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3.0 Limited mould Inspection
The limited mould inspection does not include a visual examination of the entire building, but is limited to a specific area of the building identified and described by the inspector. As a result, moisture intrusion, water damage, musty odours, apparent mould growth, or conditions conducive to mould growth in other areas of the building may not be inspected.
3.1 The inspector shall describe:
- the room or limited area of the building in which the Limited mould Inspection is performed
3.2 The inspector shall perform:
- a limited non-invasive visual examination of the readily accessible, visible, and installed systems and components located only in the room or limited area (as described in previous Section 3.1).
- mould samples according to the IAC2 mould Sampling Procedures (see Section 5.0 IAC2 mould Sampling Procedures)
3.3 The inspector shall report:
- moisture intrusion,
- water damage,
- musty odours,
- apparent mould growth, or
- conditions conducive to mould growth; and
- results of a laboratory analysis of all mould samplings taken at the building
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4.0 Standards of Practice
4.1 Roof
I. The inspector shall inspect from ground level or eaves:
A. The roof covering.
B. The roof drainage system, including gutters and downspouts.
C. The vents, flashings, skylights, chimneys, and any other roof penetrations.
II. The inspector is not required to:
A. Walk on any roof surface.
B. Predict the service life expectancy.
C. Perform a water test.
4.2 Exterior and Grounds
I. The inspector shall inspect from the ground level:
A. The cladding, flashing and trim.
B. Exterior doors, windows, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias.
C. The exterior grading surrounding the building perimeter.
D. Items that penetrate the exterior siding or covering materials.
II. The inspector is not required to:
A. Inspect underground drainage systems.
B. Window well drainage
C. Inspect defects not related to mould growth or moisture intrusion.
4.3 Basement, Foundation, Crawlspace, and Structure
I. The inspector shall inspect:
A. The foundation, basement, or crawlspace including ventilation.
B. For moisture intrusion
II. The inspector is not required to:
A. Operate sump pumps with inaccessible floats.
B. Inspect for structural defects not related to mould growth or moisture intrusion.
4.4 Heating, Cooling and Ventilation
I. The inspector shall inspect:
A. The air handler, circulating fan, and air filter.
B. The condensate pump.
C. Readily visible ductwork.
D. Representative number of supply and return air registers.
E. The central humidifier.
F. The central air conditioning unit.
II. The inspector is not required to:
A. Inspect the air conditioning coil if not readily accessible.
B. Inspect the condensate pan if not readily accessible.
C. Test the performance or efficiency of the HVAC system.
D. Inspect the interior of ductwork system.
4.5 Plumbing
I. The inspector shall inspect:
A. The readily visible main water line.
B. The readily visible water supply lines.
C. The readily visible drain, waste, and vent pipes.
D. Hot water source.
E. Fixtures such as toilets, faucets, showers and tubs.
II. The inspector is not required to:
A. Test the showers and tubs by filling them with water
B. Test whirlpool tubs, saunas, steam rooms, or hot tubs.
C. Inspect for plumbing defects that are not related to mould growth or moisture intrusion.
4.6 Attic, Ventilation & Insulation
I. The inspector shall inspect:
A. Insulation.
B. Ventilation of attic spaces.
C. Framing and sheathing.
II. The inspector is not required to:
A. To move, touch, or disturb insulation.
B. Inspect for vapor retarders.
C. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.
4.7 Interior
I. The inspector shall inspect:
A. The walls, ceilings, floors, doors and windows.
B. The ventilation in the kitchen, bathrooms and laundry.
C. Whole-house ventilation fans
II. The inspector is not required to:
A. Inspect for interior defects that are not related to mould growth or moisture intrusion.
4.8 Moisture, Humidity, and Temperature
I. The inspector shall measure:
A. Moisture of any room or area of the building that has moisture intrusion, water damage, moldy odours, apparent mould growth, or conditions conducive to mould growth.
B. Humidity of any room or area of the building (at the inspector’s discretion).
C. Temperature of any room or area of the building (at the inspector’s discretion).
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5.0 IAC2 mould Sampling Procedures
Table of Contents
5.1 General Comments
5.2 Air Flow Rate
5.3 Rotameter
5.4 Surface Sampling
5.4.1 Area of Concern – Take One Sample
5.4.2 No Areas of Concern – Not Required
5.4.3 Swab
5.4.4 Tape
5.4.5 Carpet
5.5 Outdoor Air Sampling
5.5.1 Two Outdoor Samples
5.5.2 Upon Arrival
5.5.3 Weather
5.5.4 Location
5.6 Indoor Air Sampling
5.6.1 Closed-Building Conditions
5.6.2 HVAC
5.6.3 Indoor Air
5.6.4 Sampling
5.7 mould Sampling Decision Chart
5.1 General Comments
- Use the IAC2 mould Sampling Decision Chart and the IAC2 Standards of Practice to assist in deciding when and where to take samples in a building.
- Samples of the indoor air and the outside air should be taken for comparison. There should not be any mould inside the house that is not found outside. The concentration of mould inside a home should not be higher than the concentration of mould outside.
- Keep in mind that mould spores in the air being sampled can vary greatly in relation to the life cycle of the mold, atmospheric and environmental conditions, and the amount of ventilation. There are seasonal and diurnal variability in airborne mould at an indoor residential environment.
- Air sampling may be necessary if the mould growth is suspected (for example, musty odours), but cannot be identified by a visual examination. The purpose of such air sampling is to determine the location and/or extent of mould contamination as well as a simple confirmation that mould growth exists somewhere in the building. All mould spores have a source, and identifying the source is the goal.
- Because the outdoor sample is the control, and it is used to compare with the indoor sample, the samples should be collected as close as possible in time and under the similar conditions. Air samples should be collected at the same air flow rate, for the same duration of time, near the same height above the floor in all rooms that are sampled indoors, and using the same type of collection device.
5.2 Air Flow Rate
- There are many different types of air pumps, measurement meters, and spore collectors that can be used for an air sample at a mould inspection. The air pump should be adjusted to collect air at a flow rate that is recommended by the manufacturer of the collection device. The flow rate could be 15, 10 or even 5 liters per minute. The result of an air pump sample is recorded in spores per meter cubed (spores/m3).
- If the air flow rate is too fast, the spores will bounce off the collector plate or slide and will not stick. If the airflow rate is too slow, the spores float around the collector plate or slide and will not stick.
5.3 Rotameter
- Rotameters are air flow meters that provide field accuracy in an easy-to-read instrument. The principle of operation is simple: air flow passes through a vertical, tapered tube and pushes a small ball or float having a diameter slightly less than the smaller tube end. As the little ball rises, the clearance between the ball and the tube wall increases. The ball becomes stationary when the diameter of the tube is large enough to allow the total airflow past the ball. The flow rate is determined by reading the number on the tube at the middle position of the stabilized ball.
5.4 Surface Sampling
- Surface sampling can provide information regarding whether the visible apparent mould is in fact actual microbial growth (mold) or not, measure the relative degree of the mould contamination, and can serve to confirm that the sampled mould growth may be producing mould spores in the air.
5.4.1 Area of Concern – Take One Sample
- If there is an area of concern (a room or area with moisture intrusion, water damage, musty odours, apparent mould growth, or conditions conducive to mould growth), the inspector shall perform at least one (1) surface sample in EACH area of concern.
- Additional surface samples may be performed at the discretion of the inspector.
5.4.2 No Areas of Concern – Not Required
- If there are no areas of concern (no moisture intrusion, no water damage, no musty odours, no apparent mould growth, and no conditions conducive to mould growth), the inspector is not required to perform a surface sampling.
- Surface samples may be performed in other areas of the building at the discretion of the inspector.
5.4.3 Swab
- A swab comes inside a plastic tube container. The cellulose swab is moistened with a liquid preservative stored in an ampoule at one end of the tube container. Any bacteria collected with the swab are transferred via the swab into a tube. The tube is sent directly to a laboratory for analysis.
- A swab provides immediate determination of the presence of fungal spores as well as what types of fungi are present.
5.4.3.1 Areas of Concern
- Inspector shall take at least one (1) swab sample when a visual examination of the building yields moisture intrusion, water damage, apparent mould growth, musty odours, or conditions conducive to mould growth. Additional sampling may be performed at the discretion of the inspector.
5.4.3.2 Sampling
- In general, an inspector will typically hold the tube container so that the ampoule with the liquid preservative is at the top. You pinch the plastic tube so the liquid will flow down onto the swab. To remove the moistened swab, you pull on the cap. Rub and roll the wet swab over a one-inch square area of the apparent mould growth. The swab should collect visible apparent mold. Insert the swab back into the tube. Secure the cap.
5.4.3.3 Each Sample
- A unique sample number should be recorded for each swab sample. Write the number on the tube itself. The Chain-of-Custody document should have the sample number, location, date, and time of the sampling.
5.4.3.4 Each Room
- Take the sample in each room or area where there is visible apparent mold.
5.4.3.5 Each Color
- If there is apparent mould growth with different colors in the room or area, take a sample of each different colored mold. The different colors may indicate different mould types.
5.4.3.6 Each Substrate
- If mould is visible on different substrates or building materials such as wood, drywall, or wallpaper, then a sample from each different material is recommended.
5.4.4 Tape
- A tape system provides a quick way to sample visible mold. A tape-lift system is the most common surface sampling technique. It can be used instead of a swab sample. Many samples can be collected in a short period of time. Samples that show hyphae fragments and reproductive structures can provide proof of mould growth.
- One of the most popular tape sampling products is the Bio-Tape™ system. There are many advantages of using tape lift systems such as the Bio-Tape™ instead of using regular tape. Bio-Tape™ is easier to handle, the tapes are individually numbered, it requires less laboratory preparation time, and the slides are flexible and will not break.
- The sampling result is not quantitative. The presence of fungi can be confirmed, genera can be identified, and possibly a semi-quantitative estimation of the amount of each genus can be determined.
5.4.4.1 Sampling
The procedure to using a tape lift system such as Bio-Tape™ is as follows:
- Remove the slide from the mailer;
- Record the sample number and all other identification information prior to taking the sample;
- Peel off the protective liner from the slide to expose the adhesive;
- Place the slide with sticky side down on the contaminated area being sampled;
- Press down gently and make contact. Excessive pressure is not necessary;
- Lift the slide from the surface and place back into the slide mailer. Do not replace the protective liner;
- Record all information on the Chain-of-Custody document, including property address, date, time, and sample number;
- Mail the sample to the laboratory.
5.4.4.2 PPE
- Because there is direct contact with and disturbance of the contaminated area, PPE is recommended, including gloves and a respirator rated as N-95 or higher.
5.4.4.3 Each Sample
- A unique sample number should be recorded for each tape sample. The Chain-of-Custody document should have the sample number, location, date, and time of the tape sampling.
5.4.4.4 Each Room
- Take the tape sample in each room or area where there is visible apparent mold.
5.4.4.5 Each Color
- If there is apparent mould growth with different colors in the room or area, take a tape sample of each different colored mold. The different colors may indicate different mould types.
5.4.4.6 Each Substrate
- If mould is visible on different substrates or building materials such as wood, drywall, or wallpaper, then a tape sample from each different material is recommended.
5.4.5 Carpet
- A carpet tends to contain a history of any mould that has been growing in the building. The carpeting sampling is performed to reveal previous mould problems. A carpeting sampling can also reveal undetected mould growth that may have been covered over or cleaned up. Choose an area that is not heavily walked upon, an area with little traffic. Do not sample under furniture.
- A household vacuum machine and a carpet-sampling cartridge are used to vacuum a small area of the carpet. The cartridge should be inserted as deep into the pile of the carpet as possible. If a carpet has not been cleaned thoroughly prior to a sampling, a carpet can easily hold evidence of a mould problem in the house. Even after cleaning, there can be mould spores discovered deep in the carpet.
5.4.5.1 Set Up
- Insert the nylon filter into the collector nozzle. It should snap in place. Attach the device to the vacuum hose securely. An adapter may be needed. If the attachment is loose, use duct tape to make a tight connection.
5.4.5.2 Sampling
- Choose a 6-foot by 3-foot sampling area in front of the sofa or large chair where occupants spend a lot of time. Vacuum this area thoroughly. Next select a 6-foot by 3-foot area in a bedroom along side a bed. Remove filter. Place into the bag that came with the unit. Mail it to the laboratory.
5.5 Outdoor Air Sampling
5.5.1 Two Outdoor Samples
- The inspector shall perform two (2) outdoor samples of the highest quality general air to be used as control samples (or background samples). These samples to be used for comparison with the indoor sample(s).
5.5.2 Upon Arrival
- The outdoor sampling should begin soon after arriving at the property, assuming that the weather is clean and calm. It is better for an inspector to perform the outdoor sampling while the weather is favourable than to wait. The outdoor conditions may change drastically during the examination and sampling of the building interior.
5.5.3 Weather
- Air sampling should not be conducted during unusually severe storms or periods of unusually high winds. Severe weather will affect the sampling and analysis results in several ways.
- First, a high wind will increase the variability of airborne mould spore concentration because of wind-induced differences in air pressure between the building interior and exterior. Second, rapid changes in barometric pressure increase the chance of a large difference in the interior and exterior air pressures, consequently changing the rate of airborne mould spores being sucked into the building. Weather predictions available on local news stations can provide sufficient information to determine if these conditions are likely.
5.5.3.1 Clean and Calm
- On a Chain-of-Custody form, the weather conditions shall be recorded. The weather conditions should be clean and calm. High winds may affect the quality of the sampling, including the comparison between indoor and outdoor sampling.
5.5.3.2 No Rain
- Air pump sampling should not take place outdoors if it is raining. If possible, you should wait for at least two (2) hours after the rain has stopped before taking an air pump sample. Alterations or adjustments to the normal procedure or locations of taking air pump samples, particularly for the control sample, must be recorded in a Chain-of-Custody.
5.5.3.3 Above Freezing
- Air pump sampling should not take place when the outdoor air temperature is below 32° Fahrenheit. All air sampling should take place when the air temperature is above freezing.
5.5.3.4 No snow covering
- If the ground is completely covered with snow, outdoor air pump sampling should not be performed. A partial covering or a light dusting of snow is acceptable.
5.5.3.5 Ten Minutes
- On a clean windless day, air pump sampling should run for 10 minutes. (Be sure to refer to the manufacturer’s recommendation. There are cassettes that require only 5 minutes such as the Z5.) When the outdoor air is something other than clean and windless, then the time of the sampling should be reduced to 5 minutes or less. A breeze, the mowing of grass, nearby construction, and dusty air all affect the sampling conditions.
5.5.4 Location
- If possible, one outdoor sample should be located on the windward side of the building (the side facing the point from which the wind blows), and the other should be located on the leeward-side of the building (the side sheltered from the wind).
- The sampling device located on the windward side of the building should be positioned so as to face the wind directly. The sampling device should point towards the wind, in the direction of the point from which the wind is blowing. The sampling device should be three to six feet (3-6 ft.) from the ground surface (breathable space).
- Typically the device is about 10 feet away from the front entry door. The idea is to have both outdoor samples located in areas where the devices will collect a representative sampling of the air that may enter the building through the entry door or nearby open windows (the openings on the sides of the building).
5.5.4.1 Ten Feet
- If there is a main ventilation component of the building that draws into the building fresh air from outside, sampling should be performed ten feet (10 ft.) feet from that intake.
- The sampling should be performed at least ten feet (10 ft.) from the most frequently used entrance to the home.
- The air sampling devices should be kept at least ten feet (10 ft.) away from all openings, air intakes, registers, exhaust vents, vent pipes, ventilation fans, etc.
5.5.4.2 Nothing Overhead
- Sampling should not be performed under an overhang, soffit or eave; carport; porch roof, or any other roof or overhead structure.
5.6 Indoor Air Sampling
5.6.1 Closed-Building Conditions
- Indoor air sampling should be made under closed-building conditions. Closed-building conditions are necessary for in order to stabilize the air that may contain mould spores or mVOCs, and to increase the reproducibility of the air sampling and measurement.
- Windows on all levels and external doors should be kept closed (except during normal entry and exit) during the sampling period. Normal entry and exit include a brief opening and closing of a door, but--to the extent possible--external doors should not be left open for more than a few minutes.
- In addition, external-internal air exchange systems (other than a furnace) such as high-volume, whole house and window fans should not be operating. However, attic fans intended to control attic and not whole building temperature or humidity should continue to operate. Combustion or make-up air supplies must not be closed.
- Normal operation of permanently installed energy recovery ventilators (also known as heat recovery ventilators or air-to-air heat exchangers) may also continue during closed-building conditions. In houses where permanent radon mitigation systems have been installed, these systems should be functioning during the air-sampling period.
- Closed-building conditions will generally exist as normal living conditions in northern areas of the country when the average daily temperature is low enough so that windows are kept closed. Depending on the geographical area, this can be the period from late fall to early spring.
5.6.2 HVAC
5.6.2.1 Take One Air Sample
- At least one (1) air sampling shall be taken at an air supply register of the HVAC system. It is preferred to sample prior and during the operation of the HVAC system. If only one sampling can be performed, then the sampling should be taken 15 minutes after the HVAC system is turned on.
- Ideally, there would be at least three sampling devices similarly situated throughout the building, but financial or time constraints may limit the number of samples that can be taken.
5.6.2.3 Location
- The air sample should be taken three to five feet (3-5 ft.) from an air supply register, with the sampling device oriented so that air from the supply register directly enters the sampling device.
5.6.2.4 Agitation
- A gentle or vigorous mechanical agitation of the ductwork (a bump or shake) is appropriate.
5.6.3 Indoor Air
5.6.3.1 Take One Air Sample
- The inspector shall perform at least one (1) indoor sample. Additional samples may be performed at the discretion of the inspector.
5.6.3.2 Areas of Concern
- At least one (1) air sample shall be taken near the center of EACH room or area of the building in which there are areas of concern (moisture intrusion, water damage, musty odours, visible apparent mould growth, and conditions conducive to mould growth).
5.6.3.3 No Areas of Concern
- At least one (1) indoor air sample shall be taken in the most lived-in common room, such as the family, living, or entertainment room (The location shall be determined at the discretion of the inspector).
5.6.3.4 Location
- An indoor air sampling should only take place in a liveable space in the building. Sampling in areas such as closets, under-floor crawlspaces, unfinished attics, storage or utility rooms, or inside the HVAC system is prohibited.
- The indoor air sample should be taken in the middle or center area of the area or room.
- The air collection device should be at head height (about three to six feet above the floor surface).
5.6.3.5 Ten Minutes
- Inside the building, the air pump sampling should run for 10 minutes. If there is a lot of indoor activity, then the air pump sampling should be reduced to 5 minutes. If there is an active source of dust, such as construction or cleaning, then the air sampling time should be reduced to 1 minute. Be sure to follow the recommendations of the manufacturer of the sampling device or collector; there are some devices that are designed to take a sample in 5 minutes (i.e. Z5 cassette).
5.6.4 Sampling
- The sampling equipment must be protected, clean, and properly maintained at all times. The sampling device shall be clean, free from dirt or debris prior to starting a sample. If re-usable collection devices are used, then they shall be handled and cleaned prior to use in accordance with the manufacturer’s recommendation. The collector may re-usable and have sticky slides already prepared, or the collector may be a one-time-use self-contained device.
- Slides, cassettes, and one-time-use devices should be stored in cool, dry environments. The slides must be protected from direct sunlight. Sampling devices (slides, swabs, cassettes, tapes) older than one year should not be used.
- Set the air collector at a normal breathing height, which is about 3 to 6 feet above the ground level or floor surface. A tripod is typically used to set the collector height.
- Calibrate the flow of the pump. Do not attach the sampling device, cassette or collector on the tubing yet. Measure the flow rate of the pump with a rotameter that has been calibrated to a standard. Make sure that the flow rate is set to the manufacturer’s recommendation. For example, an Air-O-Cell cassette flow rate is 15 liters of air per minute. The pump should be calibrated regularly (once a day). A record of calibrations should be kept in a work ledger or logbook.
- After calibration, securely attach the tubing of the pump to the sampling device or collector. Turn on the pump. Start sampling. Record start time.
- After turning on the air pump, check the airflow rate. The flow rate should not vary. A flow change greater than five percent (5%) requires a new air sample to be taken. All air samples must have the same volume. A digital time controller on the equipment is highly recommended.
- Examine the collector. There should not be an overload on the slide. There should be a fine trace, hardly visible to the human eye, of dust and spores on the slide. A slide that has an easily visible trace on it may be unreadable. If that is the case, the environmental conditions may need improvement or a new sampling location may be needed. If a slide is heavy, a new sample should be taken.
- Remember, all air samples must have the same volume. Refer to manufacturer’s recommendations about sampling time and volume for each type of sampling device.
- Record the time that the pump stopped. Mark the sampling device with a unique sampling number. Record that information on the Chain-of-Custody.
- Place slides in a protective carrying case. Or close the collector if a cassette is used. A new sample must be taken, if a slide is accidentally touched, smeared, or contaminated, because it will be unreadable.
- Calculate the volume by multiplying the liters of air pumped by the number of minutes. An example of the calculation is 20 liters of air pump multiplied by 10 minutes equals 20 liters per minute equals 200 liters (20L x 10 minutes = 200 L).
.
5.7 mould Sampling Decision Chart
Condition Swab Sampling Tape Sampling Interior Air
Sampling Outdoor Air
Sampling Carpet
Sampling Wall Sampling
Visible apparent
mold. Yes (or a tape sampling). Yes (or a swab
sampling). Yes. Possibly two. One at the HVAC supply (if installed). One in each area with visible apparent mould growth. Yes. Two outdoor samples (one windward; one leeward). Possibly. Not required. At the discretion
of the
inspector. Possibly. Not required. At the discretion of the inspector.
No visible apparent
mold, but there are visible condition(s) conductive to mould growth. Yes ( or a tape sampling). At water stains, water damage. areas of moisture, or other areas at the discretion of the inspector. Yes (or a swab sampling). At water stains, water damage, areas of moisture, or other areas at the discretion of the inspector. Yes. Possibly two. One at the HVAC supply (if installed). One in each area with visible apparent mould growth. Yes. Two outdoor samples (one windward; one leeward). Yes. In the
area(s) of the building with condition(s)
conducive to
mould growth. Yes. At the
wall with
condition(s)
conducive to
mould growth.
With
permission
from owner.
Destructive.
No visible apparent mold.
No visible conducive conditions. Not required. Not required. Yes. Possibly two. One at HVAC (if installed). One in the most lived-in common room such as the family or entertainment room. Yes. Two outdoor
samples (one windward; one leeward). Possibly.
Front of sofa;
Along side
bed. Not required.
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6.0 Limitations & Exclusions
6.1 Limitations:
I. These Standards of Practice apply only to residential buildings with four or fewer dwelling units.
II. The mould inspection is not a warranty, guarantee, or insurance policy.
III. The mould inspection is not technically exhaustive.
IV. The mould inspection will not identify concealed or latent conditions or defects.
V. The mould inspection will not identify mould growth not readily visible at the time of the inspection.
VI. The scope of a mould inspection does not include future conditions or events
VII. The scope of a mould inspection does not include hidden mould growth or future mould growth.
6.2 Exclusions:
I. The inspector is not required to report:
A. The condition of any system or component that is not readily accessible
B. The condition of any system or component that is not in the IAC2 Standards of Practice.
C. The service life expectancy of any system or component.
D. The size, capacity, BTU, performance, or efficiency of any component or system.
E. Compliance with codes, regulations or installation guidelines.
F. The presence of evidence of rodents, animals, insects, wood destroying insects and pests.
II. The inspector is not required to:
A. Determine the presence of hidden mould by physical examination or sampling.
B. Report replacement or repair cost estimates.
C. Lift carpeting or padding.
D. Inspect any other environmental issue.
E. Determine the cause or reason of any condition.
F. Perform a geotechnical, structural, geological evaluation.
G. Move any personal items or other inspection obstructions, such as, but not limited to: insulation, throw rugs, furniture, floor or wall coverings, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, foliage, or appliances.
H. Dismantle, open, or uncover any system or component.
I. Enter or access any area, crawlspace, or attic space, which, in the opinion of the inspector, may be unsafe or may risk personal safety.
J. Do anything that may be unsafe or dangerous to the inspector or others or damage property according to the opinion of the inspector.
K. Determine the insurability of a property.
II. The inspector is not required to operate:
A. Any system that is shut down.
B. Any system that does not function properly.
C. Any system that does not turn on with the use of normal operating controls.
D. Any shut off water or fuel valves or manual stop valves.
E. Any electrical disconnect or over current protection devices.
F. Any irrigation or sprinkler systems.
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7.0 Definitions
7.1 Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger.
7.2 Apparent Mold: visible growth with characteristics of mold, which cannot be confirmed by the inspector without the benefit of sampling. The term “mould growth” is interchanged in this course with “fungal growth” and “microbial growth.”
7.3 Area of Concern: A room or area with moisture intrusion, water damage, musty odours, visible apparent mould growth, and conditions conducive to mould growth.
7.4 Complete: Comprehensive in scope or purpose.
7.5 Component(s): A permanently installed or attached fixture, element or part of a system.
7.6 Condition(s): The visible and conspicuous state of being of an object.
7.7 Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
7.8 Due Diligence: The degree of care and caution required by the circumstances of a person.
7.9 Dwelling Unit: A complete place to live including a kitchen and bathroom.
7.10 Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.
7.11 Invasive: To probe, dismantle or take apart a system or component.
7.12 Interior: The area(s) of a building where people have access and are included in the condition space of the building.
7.13 Limited: Not comprehensive in scope or purpose.
7.14 Microbial: Microscopic organism such as mold.
7.15 Normal Operating Controls: Devices such as thermostats that would be operated by ordinary occupants, which require no specialized skill or knowledge.
7.16 Occupants: Tenants, persons, or entities each of which uses a portion of the building.
7.17 Readily Accessible: An item or component is readily accessible if, in the judgment of the inspector, it is capable of being safely observed without movement of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
7.18 Report: A written communication (possibly including digital images) of conditions seen during the inspection.
7.19 Representative Number: At least one in a particular room or area.
7.20 Sampling: The collection of air, surface, or carpet samples for analysis.
7.21 Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc.
7.22 Inspect(ed): To visually look at readily accessible systems and components safely, using normal operating controls and accessing readily accessible panels and areas in accordance with these Standards of Practice.
7.23 Inspector: One who performs an inspection.
7.24 System(s): An assembly of various components to function as a whole.
7.25 Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a mould inspection which would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis or other means.
7.26 Unsafe: A condition in a readily accessible, installed system or component, which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.
Copyright © 2008 the International Association of Certified Indoor Air Consultants, Inc.
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