C&W Environmental Consulting, Inc.
C&W Environmental Consulting, Inc.
March 19, 2010 Mr. Kam Chen Ms. Xiaolian Chen 2125 Pacific Avenue, Apartment C Alameda, CA 94501 Subject:
Report of Findings
Site Address:
2128 Buena Vista Avenue, Alameda, CA
Background The subject site is a two story (the garage consisting of the first story) single family residence built in the early 1900’s of standard construction materials on a slab foundation. As part of a real estate transaction, C&W Environmental Consulting, Inc. (C&W) was asked to perform an inspection for mold and asbestos and to generate a report of findings. Executive Summary Ms. Christina Lombardo of C&W conducted the investigation of the property on March 17, 2010. The property was inspected with a FLIR™ Thermal Imaging Infrared Camera and a Delmhorst™ handheld penetrating moisture meter. The compass directions referenced in this report are based on the front entry to the unit facing out towards the north. The investigation of the interior of the residence identified water damage and potential mold growth within the vinyl sheet flooring system, bathroom vanity and the south wall behind the bathroom sink. There was no elevated moisture detected in this area, so the mold growth is most likely the result of a prior plumbing leak. As the condition within the south wall cavity and beneath the floor is not visible without intrusive investigation (partial wall and flooring removal) C&W cannot verify the absence of a mold issue within these areas. C&W recommends intrusive investigation into these areas is performed to assess the current conditions. Additionally, elevated moisture levels were detected within the north wall of the kitchen beneath the sink. The source of the elevated moisture levels is most likely the kitchen supply plumbing. Although no visible mold growth or water damage was evident at the time of the investigation, the potential for mold growth is likely within the north wall cavity. To verify the absence of a mold issue in this area, C&W recommends intrusive investigation (partial wall/cabinetry removal) into this area is performed to verify the absence of a mold issue.
2 5 3 2 S a n t a C l a r a Ave n u e , P M B 3 9 0 , Al a m e d a , C a l i f o r n i a 9 4 5 0 1 Phone (510) 769-7230 ♦ Fax (510) 769-7270 w w w . cw e n vi r o n m e n t a l . n e t
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 2
The inspection of the exterior of the residence identified the wood slat exterior siding as a potential water intrusion source. As the wood slat exterior siding is weathered and compromised, the potential for water intrusion and subsequent mold growth within all exterior wall cavities exists. The visible water staining within the unfinished ground floor garage confirms this condition is already manifesting in this area, confirming the potential for the same condition to exist within the 2nd floor (living space) exterior walls. Although all building materials installed prior to 1980 are presumed asbestos containing (roof components, wall and flooring systems, etc), asbestos was visually identified in the TSI (thermal system insulation) duct wrap on the heating system and within was appears to be abandoned plumbing TSI stored in the rafters of the garage. Although the duct wrap on the heating system overall appears to be in fair condition, there are visible areas of delamination. Loose and flaking paint was also identified on the interior and exterior window sills/frames and on the exterior siding. Due to the age of the structure (constructed pre-1978) the paint is presumed lead based paint. As required by the Bay Area Air Quality Management District (BAAQMD), an EPA local enforcement agency, and Cal-OSHA, bulk samples of all presumed asbestos and/or lead materials to be disturbed will need to be collected for asbestos and lead determination prior to any remodel and/or demolition to prove the absence of asbestos. Any work that disturbs these materials must follow all provisions of Title 8 CCR 1529 and Title 8 CCR 1532.1 regarding asbestos and lead training, engineering controls and certifications and disposed of in accordance with all Cal-EPA regulations. Description of Inspection The visual inspection was conducted on March 17, 2010: Area(s) of elevated moisture, visible mold and/or water staining: •
• •
Bathroom: Suspect mold growth and water damage was observed on the sink cabinetry. Visible water damage was observed on the wall and vinyl sheet flooring system along the south wall behind the sink. Kitchen: Elevated moisture levels were detected in the wall system beneath the sink along the north wall. Garage: Visible water staining was observed on the wood slat walls along all walls of the garage.
No other mold growth or water staining was observed during the inspection. The investigation included accessible surfaces at the time of our inspection, and did not include concealed portions of the building that may contain fungal contamination (e.g. unexposed wall or ceiling cavities).
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 3
Areas of presumed asbestos and/or lead identified: • Garage: Asbestos containing material was identified in the heating TSI duct wrap and in the abandoned plumbing TSI located in the rafters. Note: Asbestos containing materials are presumed to exist in all building materials unless proven absent through bulk sampling. • Presumed lead base paint exists throughout the structure, however the areas of concern are all loose and flaking areas (exterior siding, exterior window frames/sills and interior window frames/sills). Recommendations Based on the water and mold damage identified by visual inspection, we recommend additional intrusive investigation and sampling of the affected areas as noted above to aid in the development of a mold remediation protocol to facilitate the proper removal and remediation of the affected building materials. Stabilization (i.e. removal, encapsulation) of the loose and flaking paint identified on the exterior and interior of the structure is recommended to prevent the potential for lead paint hazards. This work will need to be conducted in accordance with all local, state, and federal regulations governing disturbance/removal and disposal. As the asbestos duct wrap identified on the heating system is not fully intact, there is a potential for release of asbestos fibers. C&W recommends the delaminated material be stabilized (i.e. removed, encapsulated) to prevent fiber release. Ultimately, removal and disposal of the material entirely would be the most conservative approach. The abandoned plumbing TSI should be disposed of at the time of the work on the heating system. This work will need to be conducted in accordance with all local, state, and federal regulations governing disturbance/removal and disposal. Please contact me should you have any questions regarding this report. Thank you for the opportunity to be of service. Regards, C&W Environmental Consulting, Inc.
Christina Lombardo, CAC, CLI Vice – President
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 4
Photographic Documentation
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 5
Kitchen – North wall under sink – Site of elevated moisture readings
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 6
Kitchen – North wall under sink – Elevated moisture readings
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 7
Bathroom – Sink cabinetry – Visible water and mold damage
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 8
Bathroom – Vinyl sheet flooring – South wall – Visible water damage
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 9
Garage – South wall – Evidence of water intrusion through exterior siding
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 10
Garage – Asbestos wrapped heating ducts
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 11
Exterior siding – West side – Loose and flaking paint, evidence of weathering
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 12
Interior window frame – Example of loose and flaking paint
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 13
Garage – Rafters – Abandoned plumbing TSI – presumed asbestos
C&W Environmental Consulting, Inc
March 19, 2010 Mr. Kam Chen Ms. Xiaolian Chen 2125 Pacific Avenue, Apartment C Alameda, CA 94501 Subject:
Report of Findings
Site Address:
2128 Buena Vista Avenue, Alameda, CA
Background The subject site is a two story (the garage consisting of the first story) single family residence built in the early 1900’s of standard construction materials on a slab foundation. As part of a real estate transaction, C&W Environmental Consulting, Inc. (C&W) was asked to perform an inspection for mold and asbestos and to generate a report of findings. Executive Summary Ms. Christina Lombardo of C&W conducted the investigation of the property on March 17, 2010. The property was inspected with a FLIR™ Thermal Imaging Infrared Camera and a Delmhorst™ handheld penetrating moisture meter. The compass directions referenced in this report are based on the front entry to the unit facing out towards the north. The investigation of the interior of the residence identified water damage and potential mold growth within the vinyl sheet flooring system, bathroom vanity and the south wall behind the bathroom sink. There was no elevated moisture detected in this area, so the mold growth is most likely the result of a prior plumbing leak. As the condition within the south wall cavity and beneath the floor is not visible without intrusive investigation (partial wall and flooring removal) C&W cannot verify the absence of a mold issue within these areas. C&W recommends intrusive investigation into these areas is performed to assess the current conditions. Additionally, elevated moisture levels were detected within the north wall of the kitchen beneath the sink. The source of the elevated moisture levels is most likely the kitchen supply plumbing. Although no visible mold growth or water damage was evident at the time of the investigation, the potential for mold growth is likely within the north wall cavity. To verify the absence of a mold issue in this area, C&W recommends intrusive investigation (partial wall/cabinetry removal) into this area is performed to verify the absence of a mold issue.
2 5 3 2 S a n t a C l a r a Ave n u e , P M B 3 9 0 , Al a m e d a , C a l i f o r n i a 9 4 5 0 1 Phone (510) 769-7230 ♦ Fax (510) 769-7270 w w w . cw e n vi r o n m e n t a l . n e t
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 2
The inspection of the exterior of the residence identified the wood slat exterior siding as a potential water intrusion source. As the wood slat exterior siding is weathered and compromised, the potential for water intrusion and subsequent mold growth within all exterior wall cavities exists. The visible water staining within the unfinished ground floor garage confirms this condition is already manifesting in this area, confirming the potential for the same condition to exist within the 2nd floor (living space) exterior walls. Although all building materials installed prior to 1980 are presumed asbestos containing (roof components, wall and flooring systems, etc), asbestos was visually identified in the TSI (thermal system insulation) duct wrap on the heating system and within was appears to be abandoned plumbing TSI stored in the rafters of the garage. Although the duct wrap on the heating system overall appears to be in fair condition, there are visible areas of delamination. Loose and flaking paint was also identified on the interior and exterior window sills/frames and on the exterior siding. Due to the age of the structure (constructed pre-1978) the paint is presumed lead based paint. As required by the Bay Area Air Quality Management District (BAAQMD), an EPA local enforcement agency, and Cal-OSHA, bulk samples of all presumed asbestos and/or lead materials to be disturbed will need to be collected for asbestos and lead determination prior to any remodel and/or demolition to prove the absence of asbestos. Any work that disturbs these materials must follow all provisions of Title 8 CCR 1529 and Title 8 CCR 1532.1 regarding asbestos and lead training, engineering controls and certifications and disposed of in accordance with all Cal-EPA regulations. Description of Inspection The visual inspection was conducted on March 17, 2010: Area(s) of elevated moisture, visible mold and/or water staining: •
• •
Bathroom: Suspect mold growth and water damage was observed on the sink cabinetry. Visible water damage was observed on the wall and vinyl sheet flooring system along the south wall behind the sink. Kitchen: Elevated moisture levels were detected in the wall system beneath the sink along the north wall. Garage: Visible water staining was observed on the wood slat walls along all walls of the garage.
No other mold growth or water staining was observed during the inspection. The investigation included accessible surfaces at the time of our inspection, and did not include concealed portions of the building that may contain fungal contamination (e.g. unexposed wall or ceiling cavities).
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 3
Areas of presumed asbestos and/or lead identified: • Garage: Asbestos containing material was identified in the heating TSI duct wrap and in the abandoned plumbing TSI located in the rafters. Note: Asbestos containing materials are presumed to exist in all building materials unless proven absent through bulk sampling. • Presumed lead base paint exists throughout the structure, however the areas of concern are all loose and flaking areas (exterior siding, exterior window frames/sills and interior window frames/sills). Recommendations Based on the water and mold damage identified by visual inspection, we recommend additional intrusive investigation and sampling of the affected areas as noted above to aid in the development of a mold remediation protocol to facilitate the proper removal and remediation of the affected building materials. Stabilization (i.e. removal, encapsulation) of the loose and flaking paint identified on the exterior and interior of the structure is recommended to prevent the potential for lead paint hazards. This work will need to be conducted in accordance with all local, state, and federal regulations governing disturbance/removal and disposal. As the asbestos duct wrap identified on the heating system is not fully intact, there is a potential for release of asbestos fibers. C&W recommends the delaminated material be stabilized (i.e. removed, encapsulated) to prevent fiber release. Ultimately, removal and disposal of the material entirely would be the most conservative approach. The abandoned plumbing TSI should be disposed of at the time of the work on the heating system. This work will need to be conducted in accordance with all local, state, and federal regulations governing disturbance/removal and disposal. Please contact me should you have any questions regarding this report. Thank you for the opportunity to be of service. Regards, C&W Environmental Consulting, Inc.
Christina Lombardo, CAC, CLI Vice – President
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 4
Photographic Documentation
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 5
Kitchen – North wall under sink – Site of elevated moisture readings
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 6
Kitchen – North wall under sink – Elevated moisture readings
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 7
Bathroom – Sink cabinetry – Visible water and mold damage
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 8
Bathroom – Vinyl sheet flooring – South wall – Visible water damage
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 9
Garage – South wall – Evidence of water intrusion through exterior siding
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 10
Garage – Asbestos wrapped heating ducts
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 11
Exterior siding – West side – Loose and flaking paint, evidence of weathering
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 12
Interior window frame – Example of loose and flaking paint
C&W Environmental Consulting, Inc
Report of Findings Chen – 2128 Buena Vista Avenue, Alameda, CA March 19, 2010 Page 13
Garage – Rafters – Abandoned plumbing TSI – presumed asbestos
C&W Environmental Consulting, Inc
