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Infrared Thermography Cannot Be Used To Detect Mold

IR thermography can be used to find moisture in building materials, see thermal and moisture envelope problems that can create the right conditions for mold growth in buildings, and to see if the active HVAC system is creating problems that can contribute to mold growth in buildings. In extreme cases where the building materials are deteriorated to the point where the mass of the material is affected, IR can be used; however a very sensitive IR imager and advanced IR techniques are usually required. Infrared thermographic surveys work well to find moisture in building materials when there is good thermal contrast due to the evaporative cooling effect and when temperature differentials are at their peak, but diminish as soon as the materials dry. Read these words and heed them: Infrared thermography cannot be used to detect mold. Mold does not exhibit an exothermic reaction that can be seen with an infrared camera walking around a building. Clear thermographic images of water intrusion and moisture problems can be made possible shortly after any water damage, due to the moisture still being present on building surfaces. One big advantage is that large and inaccessible areas can be surveyed quickly and efficiently. Moisture problems in ceilings, which are not readily accessible with hand-held moisture meters, can be readily seen even with no stains present. Large areas of walls, windows and doors can be well-documented with infrared images. In a report, visual and infrared images are much more convincing than, say, “the moisture meter registered ‘red’ around the window”. The old adage “a picture is worth a thousand words” is true.

Infrared thermographers helped detect moisture in building materials and provided clients with a visual record of anomalies consistent with moisture intrusion, but as the months went by and building materials dried out, thermographic surveys were less useful and more difficult to perform. Infrared surveys are not effective when materials that were previously wet are dry, since there is no longer any temperature differential to detect. Some thermographers had to resort to ‘flood testing’ methods [wetting the walls with a water hose on the outside, while taking thermal images inside]. One might believe that by locating moisture, mold can be located.

Mold Inspectors Detect Mold

Mold inspectors deal with the results of moisture in buildings, namely mold. They qualify and quantify the air quality in relation to mold. It is always easier to prove a positive – the presence of a mold problem, than to prove a negative – that there is no mold problem. An IR survey can reveal areas with a high probability of mold presence and narrow the search, which is a tremendous help. But even if moisture is not detected, the thermographer cannot guarantee that mold does not exist. Mold detection is not an exact science either. A distinction should be made here between a mold inspector and a mold remediator. They perform two entirely different functions. The remediator is a contractor, not a consultant, hired to clean mold from contaminated areas (and not to spread the mold to other parts of the building). Mold inspectors are more scientists/consultants, hired to assess the mold damage and recommend and specify remediation. In no instance should a remediator perform mold inspections or collect microbial samples, as this creates a conflict of interest. These are different fields of expertise and should be kept separate.

The way mold behaves sometimes baffles even the best of mold inspectors. Mold inspectors are faced with four basic scenarios when dealing with a known mold problem:

• They know the source of water/moisture intrusion, but do not know the location of mold.

• They do not know the source of water/moisture intrusion, but can see mold.

• They do not know either the source of water/moisture intrusion or the location of mold.

• They know the source of water/moisture intrusion and the location of mold.

Knowing the source of moisture in a building can help the inspector follow the trail to the mold colony. Infrared surveys are useful; however, sometimes no thermal signs of moisture or leaks can be seen. In this case, the mold inspector needs to work backwards from the visible mold to the water/moisture source, be it wet or previously wet, and now dry. In some cases, when the homeowner is getting sick and there are no visible signs of mold or water/moisture stains, the mold inspector needs to do some hard detective work.

When performing a mold survey, most mold inspectors use a moisture meter to test the walls for moisture. Whether there are visible signs of mold and/or moisture presence or not, the mold inspector should always collect microbial air samples to assess air quality. If a mold colony is present behind a wall, it releases spores into the air. These spores are like microscopic seeds that will usually (but not always) percolate through the semi-porous drywall into the room. With the help of a vacuum pump, a precise volume of air is pumped through a canister. The spores floating in the air will stick to a slide located inside the canister. An outside air sample is also collected as a control (baseline) and both are sent to an accredited laboratory. Once in the lab, the microbiologist unseals both canisters and places the slides under a microscope for analysis. The species of mold are identified and the quantity of mold spores established for both samples. Then the microbiologist writes his report and shows a comparison between the mold spore levels found indoors and outdoors. With this information, the mold inspector learns whether there is a mold problem in a particular room. If the level of mold spores found inside the building is greater than or different than the levels found outside the building, the next step is to find out which exact area, wall, ceiling, or building component is contaminated. The mold inspector must rely on the laboratory findings, but he/she must make sure that no other unusual conditions are present. Mold sampling is not as simple as of setting up a pump apparatus in the middle of a room, pumping a precise volume of air into a canister, sending it to the laboratory and VOILA–you have the results.

The following are the factors that influence the accuracy of a mold sample:

• For some reason, the mold is not sporing at the time of sampling.

• Some molds may be present but may take a long time before they spore.

• Some molds require an active disturbance in order to spore.

• A lack of air movement may prevent mold spores from going through the wall or ceiling into the ambient air of the room, where the sample is collected.

• Multiple independent sources of mold may be present.

• Large rooms with high cathedral ceilings can dilute the spore levels because of the large volume of air involved. The experienced mold inspector keeps all the above factors in mind during his/her investigation and when collecting mold samples. Like a detective working on a case, experience has taught him/her that only prudence and diligence will find mold wherever it may hide. The amount of money that the building owner is willing to pay will create its own problem because it dictates how many samples the client is willing to purchase…the more samples that are taken, the greater the accuracy, but the greater the cost. From homeowners to corporate board members, the decision makers are not very well-informed consumers, often interested only in the bottom line – how much will it cost us? The competent inspector has to suggest an adequate number of samples without jeopardizing accuracy, or losing the project in the bidding stage to a novice or unscrupulous competitor. All Dry can refer you to a certified mold inspector. Call us and ask for Travis Chancey and he will put you in contact with a mold inspector you can trust.

Time is of the Essence

Immediate action should be taken following water intrusion; first, to prevent any further water damage to the building. Considering that mold can start growing within 24 to 48 hours after water intrusion, the sooner action is taken, the better. A simple thing, like removing all wet carpet immediately will greatly reduce the chance for mold contamination.
The proper way to protect a building and check for water/moisture damage and mold, specifically after an event like a hurricane is shown below:

• The builder owner quickly assesses the damages and contacts his/her insurance company.

• The building owner hires a contractor to protect the building from further damage and has him remove all wet carpeting and building materials immediately.

• The infrared thermographer is hired to survey the building and produce a complete report with infrared and visual images and recommendations.

• Using the information from the IR thermographer, the mold inspector performs four main tasks: conduct a mold inspection, collect mold samples, evaluate and reconcile the laboratory findings results with the mold survey, and write a protocol (if necessary).

• The inspection helps document visible signs of mold-like substances and the ‘red flags’ that often lead to mold growth. The inspection, along with the IR images obtained from the thermographer indicates the best location for sample collection.

• Samples are collected and sent to an accredited laboratory for analysis to determine if a mold problem exists based upon the species and relative amounts of mold present.

• Laboratory results are evaluated to provide the client with a summary report reconciling the laboratory results with the mold survey to identify the area(s) with a mold problem.

• Write a protocol to describe the scope of mold remediation and outline the steps to remove contaminated materials safely while protecting the occupants and workers.

• A mold remediator will follow the safety precautions outlined in the protocol in removing the mold-contaminated medium while preventing the emission of fungi and dust contaminated with fungi from leaving the work area and entering an occupied or non-abatement area.

• 48 hours after remediation is completed, the mold inspector will perform a post-remediation sampling to determine if all remediated areas are acceptable, both in terms of species and spores levels compared to conditions found outdoors.

Conclusions / Call All Dry Infrared Inspections

Infrared thermographers must recognize the limitation of infrared surveys in mold detection. It is always best to recommend that the client also hire an expert mold inspector. In all types of buildings, moisture information gathered by an infrared thermographer is extremely valuable to the mold inspector because it narrows down the search for mold, so long as the IR survey is performed quickly after the event. This saves the client time and money. Experts in both fields are needed – one dealing in moisture detection and the other in mold detection. The final objective is to help the client determine whether and where water damage has occurred and if so, whether there is a mold problem in the building. The cost of hiring both experts is minimal when the owner considers the preservation of structural integrity of the building and safeguarding the health of its occupants.

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