Mold Inspection of Austin
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How To Read Mold Inspection Report
The IAQ Field Investigation Report outlined below is typically 20-50 pages in length and contains complete detail of field observations, lab findings, a conclusion regarding the presence or absence of an environmental problem in the building, and if a problem was detected, the report includes detailed specifications of the remediation work needed both to remove the problem and to prevent its recurrence. © Copyright 2010 - 1986 Daniel Friedman, all rights reserved
A good mold test lab report should identify dominant and significant levels of particles which are found present in air, surface, vacuum, or other samples . Where the laboratory is unable to speciate the genera it should so indicate.
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Most other mold test labs provide clear reports of what the sample contained and most laboratories but other than making general statements about the overall level and nature of or toxicity of molds found in the samples, the lab is understandably reluctant to guess at interpreting the test results if no one in the lab has seen the building .
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Many mold investigators also provide non-diagnostic mold screening surveys for real estate transactions and post-mold remediation (cleanup) project onsite inspection and clearance test reports. Other professional services include odor source detection, gas testing, and building condition of property and pre purchase inspections.
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Because Stachybotrys chartarum is a comparatively large black spore which is easily recognized in a sample while the Aspergillus niger spores are tiny and nearly colorless, requiring more careful and patient microscope work to recognize.
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In a similar case we found a lab which over-reported the presence of Stachybotrys chartarum which was less important as an airborne presence in that particular building than a very large colony of Aspergillus niger . Why was this error occurring?
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A superficial mold test risks leaving the client with ambiguous results, or even if the test suggests that a problem mold is present, the client has no idea where the problem is, if any, and what to do about it . If you suspect that there is an indoor air problem in the building involving mold or allergens, you need to know the following:
What about inaccurate, misleading reportoos? These defects can be quite dangerous: if a significant quantity of toxic material is present in an environment and in the samples collected, it ought to appear in the report. At the same time, a report which protects the investigator or laboratory by too-broad warnings risks wasting the client's time and money on a wild goose chase.
A few issues that can range in cost to repair: Termites are fairly common in older homes, but the extent of their damage can vary. “If the presence of termites is detected—either past damage or active infestation—it’s up to the seller to fix this issue before the sale can proceed,†says Tim Manni, home expert at NerdWallet. Make sure to ask your inspector (or a termite expert) about the extent of the structural damage before going back to the seller. Mold is another one to investigate. “Finding mold is never a good thing, but know that it can always be removed,†Rob says, though the cost can be great. One home he helped a friend purchase turned out to have “some major ventilation issues in the attic,†with “massive amounts of mold†uncovered by the inspector. “After consulting an expert, we learned that the issue was so extensive that it required a complete roof replacement to ensure that the mold wouldn't grow back.†While certainly an extreme example, with mold there is often more to it than meets the eye—and therefore worth getting a second opinion if you see it noted in the report.
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Software often gives inspectors the choice of including photographs in the main body of the report, near the narrative that describes them, or photographs may be grouped together toward the beginning or end of the report.
Basic Source - See The Editorial Below
https://www.naplesnews.com/story/money/real-estate/2019/07/27/who-is-responsible-for-interior-damage-from-leaky-water-heater-heater/1807681001/
Attorneys at Goede, Adamczyk, DeBoest & Cross respond to questions about Florida community association law. With offices in Naples, Fort Myers, Coral Gables and Boca Raton, the firm represents community associations throughout Florida and focuses on condominium and homeowner association law, real estate law, litigation, estate planning and business law.
Q: The unit owner above me recently replaced his water heater. The water heater leaked and flooded his unit while he was out of town and the water flowed down into my unit. I understand that my insurance covers my personal property, but the association is refusing to fix the interior drywall and my insurance company is also refusing. Who is responsible? H.H., Marco Island
A: The likely answer is the condominium association, but that answer is only half complete depending on some other factors.
The very general rule under the Florida Condominium Act is that the condominium association repairs and replaces property insured by the association when the property is damaged by an insurable event. For purposes of this answer, we will assume the hot water heater leak was a sudden and insurable event. The association insures all drywall as originally constructed by the developer and like kind replacements. If the analysis stopped here, the condominium association would be responsible to repair the drywall and you would be responsible for the paint or wall coverings and the parties often reach an agreement on how to share in any remediation services which benefit both the drywall and the interior of the unit.
There are a few exceptions to this rule. First, the association only insures drywall as originally installed or like kind replacement. If you moved walls or performed interior alterations to the unit’s configuration, it is possible the association is not required to insure the drywall.
Second, the statute does authorize the condominium association to opt out of the above general rule. If the association did opt out of the statutory requirements, then liability for interior drywall is controlled by the express language of your Declaration of Condominium. Many declarations specifically provide that the condominium association replaces boundary drywall, but the owner replaces interior drywall and sometimes the obligation further depends on whether the drywall is part of a load bearing wall.
Finally, it is possible the above owner was negligent. If your condominium requires owners to shut the water off during an extended leave from the unit, it is possible the owner broke that rule by leaving town without shutting off the water and this breach may have augmented your damages.
Many owners and board members assume that the responsibility to repair the condominium property following water damage is straightforward, but there are many factors contributing to the analysis. For example, if the water leak is caused by a non-insurable event, the analysis follows the opt-out analysis above, but it can be very cumbersome to determine whether an event is actually an insurable event. Because of this, the recommendation is to consult with your attorney to determine the extent of liability, if any.
Q: I live in a condominium association and our community website is terrible. There are no minutes, contracts or financial records to view and the board doesn’t email any updates to the community. During the summer months, I have no way of knowing what is going on and was told the board must have a website. Is the board violating Florida law? T.R., Naples
A: Possibly, but I would need more information to answer the question. Florida law now requires condominiums with 150 or more units to maintain a website. Thus, condominiums with fewer than 150 units are not required under today’s law to maintain a website at all let alone a website with updated information. So, if your condominium includes less than 150 units, the board is not violating the statute.
If the condominium has 150 or more units, the statute then prescribes a number of requirements. First, the website must be independent and wholly owned and operated by the board or a website operated by a third party but in the association’s control. Second, the website must include an owner’s only section that is protected and inaccessible by the general public. The association must also post current copies of various documents in digital format on the website and protected in the owners only section of the website. Some of these documents include the condominium documents, a list of contracts and summary of recent bids, the annual budget, notices, financial reports, and contracts involving a director who is financially interested in the contract.
Q: Our homeowners association (HOA) includes a beautiful clubhouse with a great recreation room and fitness center. I work until 8:00 and used to work out in the fitness center after work. I went to the fitness center yesterday and it was closed citing a new rule adopted by the board. I had no idea this was happening, and the board is refusing to reinstate the old hours. What can be done? J.G., Bonita Springs
A: Probably not much. Florida law concerning rules in HOAs are generally broken down into two categories: 1) rules concerning what can be done on the owners’ lots; and 2) everything else authorized by the governing documents. If the board was considering a rule concerning what you can do on your lot such as rules concerning paint colors or fence heights, then the board must provide at least 14 days’ mailed and posted notice of the board meeting where that rule would be considered. In this situation, you would have known the board was considering such a rule.
That being said, rules governing the common areas such as clubhouse hours, are only required to be adopted by the board after 48 hours’ posted notice. Thus, unless you checked the bulletin board or unless the board emailed you a notice of the meeting, you may not have known this rule was being considered. Clubhouse hours generally fall within the board’s discretionary authority, so to change the hours you are going to need to convince the board to change the hours.
There are other factors that are relevant to the above analysis, so I would recommend you consult a licensed Florida attorney to review the governing documents to determine the extent of the board’s rule-making authority and whether your community covenants require notice and due process above and beyond the statutory requirements.
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Further Perusing - View Story Directly Below
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In a city awash with scooters and e-bikes, Revel will put 1,000 mopeds on Austin streets at get more info a Friday ceremony outside City Hall.
1,000 Mopeds To Hit Austin Streets
By now, Austin residents are accustomed to having to negotiate around the abundant electric scooters left along sidewalks after use. Now, another company is poised to unleash a fleet of mopeds on the crowded landscape.
Revel, a shared electric vehicle company, on Tuesday announced it will launch a fleet of 1,000 mopeds in Austin on Friday, Nov. 1. The Revels, which are currently being placed on city streets, will be turned on Friday following a kick-off event outside City Hall, officials said in a press advisory.
These electric mopeds are not e-scooters, a company official told Patch in an email. Rather, insured riders drive and park the vehicles in the street, and the mopes are registered as motor vehicles with license plates.
Revels will be available to rent for Austinites over the age of 21 with valid drivers' licenses who pass an initial safe driving record background check, according to company officials. The moped onslaught is scheduled on Friday but a time has yet to be determined. Revel officials will be at Austin City Hall Plaza, 301 W. 2nd St., for the unveiling, according to an email.
https://patch.com/texas/downtownaustin/company-poised-unleash-fleet-mopeds-austin
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