Getting your home assessed for mould and water damage is one of the most important steps when dealing with mould-related health issues.
But it can also be very complex.
It would be really nice if there was a simple test that everyone could do that could:
a) identify if there is a problem, and
b) identify where the problem/s are
But in reality, there are a variety of different tests out there. And each has it's own pros and cons.
Here are some of the key things we have learnt about mould testing that we would like to share
1. It's more than spores
Mould spores are a health issue, but they are definitely not the only issue in a water damaged building. When mould becomes dormant or dries out, it can break apart and produce fragments. Studies have shown one spore can produce hundreds of fragments. Then there's also bacteria, mycotoxins, endotoxins and microbial VOCs that can be present.
2. There is no perfect test
There are plenty of different mould tests out there, and each one has it's strengths and weaknesses. They are all tools that can be used, but when and how to use them is key.
Interpreting the test results properly is also very important.
3. Get a good history
Knowing the history of the house is invaluable. Have there been old leaks? Floods? What has been renovated and when? Did the previous occupant have any health issues? All of this information can help to get a picture of the house and guide further testing.
4. A good visual inspection and moisture testing is vital
Most of the time, present or past water damage will leave clues. For example, there may be warped or stained areas that suggest water damage. There might be a musty or moldy smell in certain areas. There also might be clues like gaps in the outside sealing around the windows, defects in cladding/roofing, or drainage issues where water appears to be able to get under or into a house. Remember- just because water damaged building materials are no longer wet, doesn't mean they aren't mouldy.
Moisture testing also provides great information. While elevated moisture doesn't 100% guarantee there is a mould problem in that area, it highlights an area where further testing/investigation can occur.
SO HOW SHOULD I TEST MY HOUSE?
Rather than suggest there is one approach/test/company that everyone should use, we wanted to list all of the different options with the pros and cons of each.
HERE ARE 4 DIFFERENT APPROACHES WE HAVE SEEN WORK SUCCESSFULLY
1. THE OBVIOUS MOULD ISSUE
2. THE LOCAL MOULD INSPECTOR
3. VIRTUAL CONSULT WITH OVERSEAS EXPERT
4. THE DIY DNA DUST (aka ERMI) TEST
NOTE: If you have read these options, but aren't really sure which one is right for you then we can help you work this out. Book a 45minute support call here. We can discuss what is going on in your situation, and help work out a plan for testing your house.
1. THE OBVIOUS "FLAT TYRE"
Sometimes the problems are so obvious that testing isn't required, or less testing is required. This can be things like a leaky roof where there is a mouldy patch on the ceiling, an obvious leaking shower or kitchen sink where there are visible signs of water damage and mould.
We call these "flat tyres". If you are looking at fixing your car then a flat tyre is an obvious thing you can see yourself. Whereas what's going on inside the engine can be more complex and need a professional to do deeper investigation.
Even when it is obvious, there can be times when doing some testing beforehand can be useful.
• When there is discolouration but you are not sure if its mould or not
• You suspect a leak in an area (ie shower) but want to confirm it before remediating
Before you go tearing up your shower or kitchen sink, remember that mould and water damage need to be remediated very carefully to reduce the risk of contamination through the home, as well as exposure to the person doing the remediation.
The best option is to find a mould remediation company that follows the IICRC guidelines for mould remediation.
2. WORK WITH A LOCAL INSPECTOR
When looking at testing your house for mould, the most logical thing is to get someone in to inspect/test your house for mould. Sounds simple right? Unfortunately, this has been a tricky area for us- finding mould inspectors who really understand how to test a house properly. We have found a few, but we need a lot more!
Here are some of the issues we have found
• Not closing up the house prior to air sampling, and the results have shown nothing- when there is a problem
• Inadequate inspection skills- ie haven't spent enough time in the house looking and moisture testing etc.
• Relying mostly on air sampling which can be inaccurate
• Air testing results have shown a problem, but have been interpreted incorrectly
• Incorrect remediation information given (ie recommended to fog, when there needed to be physical removal of mould)
Often the result of the above has been a mould-sick person being informed that their house is fine. Then they have gone on being affected by the poor indoor air quality.
We have found a few good mould inspectors in NZ, but there are likely more inspectors that are great that we just aren't aware of yet. Read this blog to know what questions to ask a mould inspector before you hire them.
WHO IS THIS FOR
• For someone who suspects they have a mould issue, and is aware of a few areas of concern. They need someone check these areas and confirm if there is a mould problem as well as check the rest of the house
• For someone who wants to work with someone in person who can look around their house, rather than a virtual consult.
• Someone who has already done an ERMI (see #4) and they now need an in-person inspection
PROS
• Having an skilled inspector who can have a thorough look around your home and do moisture testing is invaluable. If they can pair this with good sampling (even if air sampling isn't the most accurate) then you will have a good chance of identifying the sources of mould.
- Depending on availability, you can get an inspection done and results back fairly quickly (ie less than a week for results and report)
CONS
• Often relies on air sampling which has its limitations (particularly for identifying mould fragments from dormant mould, and hidden mould)
• Quality of inspection can vary greatly.
• Moisture testing can miss dormant mould, or mould without a current moisture source
• Remote locations may not have any good inspectors, which means you may have to pay extra for travel
APPROX COST
• Depending on the amount and type of sampling, the cost can vary from $1k to $3k for a mould inspection. A visual inspection and moisture testing without sampling could be less. Travel will add to the cost.
3. VIRTUAL CONSULT WITH A TOP MOULD TESTING EXPERT
We are limited to the amount, and quality of mould inspectors (or Indoor Environment Professionals) in New Zealand. Like many things, we are a few steps behind what is happening in places like the USA- especially when it comes to people with environmental sensitivities.
Fortunately, there are a few IEPS in the USA who have learnt how to offer their expertise through virtual consults.
Michael Schrantz from Enviromental Analytics is one of these IEPS, and his experience and knowledge base is outstanding.
WHO IS THIS FOR
• Someone who is dealing with mould/enviromental illness and wants to hire someone to help them navigate the complex area of testing their house, finding the source(s) of mould, and remediating
• Someone who wants a very qualified professional to guide them through the process
• Someone who doesn't have access to a good mould inspector in their area (see option 3)
PROS
• Has incredible experience dealing with those who have mould-related health issues and understands what is needed. Think of it as hiring an experienced captain to navigate a ship through treacherous waters!
• Is able to use and interpret DNA-PCR testing as part of the testing process which can be more accurate than air sampling
• Can save time and money by doing it right from the start
• Offers guidance for next steps, and remediation of the home.
CONS
• Initial cost for consultation and testing. Mike charges $335 USD /hour, and may recommend several ERMI tests depending on the size of the house. Ie. 4 x ERMI tests + initial consult may cost around $2-3k NZD).
NOTE- In some cases you can consult with Nel (Mikes assistant initially to get instructions for the initial testing- This is $100 for 30min)
• Often will still need someone to come through the house and do additional testing. This can be done by a local inspector but will have guidance from Mike to make sure its done right.
• Time- Mike does often have a waiting time to get a consult, and the ERMIs can take time to organise and get lab results (usually a month)
4. USE THE ERMI (DNA DUST) TEST AS A SCREENING TEST FOR A WHOLE HOUSE
This is a commonly used approach, especially in the functional medicine/mould illness world.
The ERMI uses DNA-PCR technology which is able to accurately identify mould spores and fragments in house dust.
This was spearheaded by Dr Richie Shoemaker who recommended the ERMI test for his CIRS (Chronic Inflammatory Response Syndrome) patients. He also developed the HERTSMI-2 score which he uses as a way too assess if a CIRS patient can live in an environment and continue healing
Since then, it has been widely used and is often promoted by functional medicine doctors. Mold consultants like PJ Harlow and Matt Kelly have each tested over 5000 ERMIs and have found this to be a very useful tool when working with mould illness.
However there are some important things to know about ERMI testing
• The ERMI score itself isn't very useful. Each species needs to be looked at in relation to the age of the house and other factors to determine if there is a mould problem in the house
• The collection of the ERMI matters. Poor collection can result in inaccurate results.
• There is the potential for outdoor mould to accumulate in the home, which may result in false positives. Ie. Stachybotrys at a level of 2 is most likely be from a leak inside the home, but it may have made it's way inside from outdoors. However, PJ Harlow report that she has run 1000s of ERMIs with unwell people, and only once have they not been able to find sources of mould in the home. This is where IEPs like Michael Schrantz will use an outdoor control sample to help with this potential problem, but this comes at an extra cost. If purchasing an ERMI from us, we are happy to discuss this option with you.
PROS
• Excellent technology. DNA-PCR is able to accurately detect 36 different mould species. Detects spores as well mould fragments
• Affordable way to screen a whole house
• Easy to collect yourself
• Can link moulds present in home to mycotoxins on urine test
CONS
• Lab located in USA so can take 4 weeks for results (can be faster at extra cost )
• If only one test used on whole house, then it doesn't help determine where the sources of mould are in the house
• Potential for false positives from mould species accumulating from outside (as discussed above)
APPROX COST
around $600 for each ERMI test (includes interpretation and consultation)
WHO IS IT FOR?
• Someone who wants to assess their house for mould, but doesn't want to invest a lot of money up front
• Someone who suspects mould in their house, but isn't sure of where the problems could be
MORE ON THE ERMI TEST..
In an ideal world, doing an multiple ERMIs (outdoor control, plus several inside) would be great information for everyone. But this can add up to a few thousand dollars, and this isn't possible for many people.
Running a single ERMI can be more affordable alternative - but you just need to be aware it has its limitations (see above)
After purchasing an ERMI test through The Mould Project, we will send the test kit out to you. You can collect the sample yourself, but it is recommended that you have at least 90 days of dust in the areas you will sample from.
We follow Matt Kelly's (Farmacy) instructions for collecting an ERMI, and have also trained in his methods of interpretation- which is based on him running 1000s of these tests with clients worldwide. We also take into account New Zealand's (and your locations) climate.
Once the results are back, we will schedule a consult with you to go over the results and what they mean.
When a problem is indicated on an ERMI, we will recommend getting your house inspected (visual testing, moisture testing, and possibly surface/air sampling). If this inspection comes back showing no issues, then running another ERMI as an outdoor control can be a useful next step to determine if the results could be caused from outside
NOTE: A new method of testing has popped up recently in New Zealand called the AMEA Mycotoxin air test. This is done through a lab in the USA called Respaire. We are currently learning more about this type of testing and whether to recommend it to clients as an option. We will add it to the blog soon : )
