Mold and mold spores are all around us. The uncertainties associated with the effects of mold on human health make mold different from other environmental hazards affecting real estate. For example, substances like lead and asbestos were intentionally introduced into properties and were later discovered to have particular and somewhat uniform health effects.
On the other hand, mold is a naturally occurring part of the environment. Also, humans tend to each react differently to exposure to mold. Some people can live or work in property in which mold is present with no affects, while other people may have almost immediate adverse affects. The impact of mold on human health depends on several factors, including: the particular susceptibility of the person exposed to the mold, the type of mold, the concentration of the mold, the duration of the exposure and the current stage of the mold's life cycle. The science on the health effects of mold remains relatively undeveloped.
There are tens of thousands of types of molds. However, only a few dozen are actually believed to have a "toxic" effect in human beings and these may only be toxic during certain phases of their existence. Again there is no consensus in the scientific community regarding the reasons why toxic molds may have these effects on human beings or the level or amount of mold exposure required for these effects to be observed. Although some studies seek to determine whether there are safe levels of mold, and if so, what those levels may be, at present there are no state or federal regulations or guidelines or other authoritative information regarding what constitutes safe levels of mold.
There are also uncertainties with respect to testing for mold. Testing for airborne mold spores may not offer accurate answers as to whether or not a mold problem is present, or if present, whether it is at a level that has potential to pose a risk to human beings. Because of the pervasive nature of mold, virtually all tests will provide positive results for some kinds of spores. Moreover, such tests may not be an accurate measure of the active mold growth in the property because the amount of mold growth can change quickly. The absence of any safe level standards for mold makes it difficult for even qualified and trained environmental professionals to provide meaningful interpretations of test results as to the health implications for occupants of the property, except in the most extreme cases.
Furthermore, mold inspection is not a heavily regulated field. As noted above some level of mold will almost always be detected. Having a home tested for mold and getting a report that mold was found in the home may stigmatize a home that does not actually have a serious problem. No authoritative source recommends testing as an initial step for mold detection. Rather most sources recommend inspection of property for visible signs of mold grow, evidence of water intrusion or accumulation problems and musty or other similar odors suggesting the presence of hidden mold colonies. The National Association of REALTORSŪ recommends that any information discovered through such an inspection be reported to the prospective buyer/lessee. Having such information allows the prospective buyer/lessee to make his or her own informed decision regarding the purchase of the property or the need for further inquiry regarding the presence of mold on the property.
The National Association 's position is that a REALTORŪ can best reduce his or her risk by assisting participants in real estate transactions in having access to information that is or can be made available regarding mold. This enables the participants themselves to make informed and appropriate decisions; and thus the risks of such decisions are properly left to the party making the decision.
To aid REALTORSŪ in making information that is or can be known regarding mold related issues available to participants in real estate transactions, a brochure containing mold information that is appropriate for both residential and commercial transactions is available on the KAAR Web Site. The information in the brochure is based on information obtained from the Environmental Protection Agency.
CLICK HERE EPA's website FOR MORE DETAILED INFORMATION ON MOLD.