International Association of Mold Management

A Non Profit Association designed to benefit its Members, Affiliates and Consumers

THE STANDARDS OF PRACTICE

AND

CODE OF ETHICS

For Air Quality Surveyors and Samplers

Adopted January 2002

The International Association of Mold Management’s mission is to provide a means for education, solutions, resources, and networking for its members, associates, and consumers with respect to all issues concerning mold. This will enable a consistent standard of practice and care in providing quality professional services to the public for inspection, testing, consulting, sampling, remediation, insurance and legal advice.

The IAMM Standards of Practice and Code of Ethics are intended to:

Constitute a minimum standard to be followed by its membership.
Promote ethical behavior and continuing education among Mold Industry professionals.

These Standards will be updated as industry research uncovers new information regarding microbial growth as it impacts the Mold Management Field.

IAMM

1-800-805-4266

www.moldassociation.org

Table of Contents

Scope and Definitions

Standards of Practice

Section 1 – Grounds

Section 2 - Foundations

Section 3 - Roof

Section 4 - Attic

Section 5 - Plumbing

Section 6 - Interior

Section 7 - Heating, Ventilation, Air Conditioning

Section 8 - Sampling Procedures

Limitations, Exceptions, Exclusions

Code of Ethics

Scope

These standards provide survey and sampling guidelines, make public the services provided by fee-paid surveyors/samplers, and define certain terms relating to these mold surveys/samplings.

The survey is intended to be a visual non- intrusive examination of a building intended to identify areas suspect to moisture intrusion that may be conducive to microbial growth. The intent of the survey is to identify areas that may be in need of microbial sampling.

The sampling is a taking of microbial specimens in specific suspect areas to send to a qualified laboratory in order to confirm presence and determine types of mold.

Unless otherwise agreed between surveyor and client these standards will apply to the primary building and its associated primary parking structure. The survey shall be limited to those specific areas that are present and visibly accessible at the time of the survey.

No special tools and/or equipment are used to perform the survey. Sampler’s equipment is limited to actual sampling.

Survey reports may contain recommendations regarding conditions reported and/or recommendation for further evaluation by appropriate persons.

The survey report shall describe and locate, in written format, areas showing signs of “Red flags”, and make recommendations for microbial sampling.

Definitions

Accessible – Can be entered by the surveyor/sampler safely without difficulty or damage to the system, structure, or component.

Appears Serviceable – No signs of “Red Flags”.

Appropriate persons - an individual other than surveyor/sampler herein, qualified by virtue of special knowledge, training or resources to further examine a system, structure, component, or condition, as in the manner of a specialist.

Building – The primary building subject of the survey/sampling designed and erected for the purpose of human occupancy or use (e.g. dwelling).

Bulk Sampling – Bulk samples can include sections of wallboard, pieces of carpet or any other similar suspect material. The bulk sample is cut and stored in a sterile container (often a zip-lock bag) for shipping to the lab. Bulk sampling is sometimes used if air sampling is limited or problematic.

Chain of Custody Document – A written document that identifies and facilitates the tracking of the samples taken for each job. It includes the samplers name, sample numbers and their locations, sampling address, sampling date, type of sample, volume of sample (if appropriate) as well as other lab specific information.

Component -A permanently installed appliance, fixture, element, or part of a system.

Condition – The plainly visible and conspicuous state of being of a material object or thing.

Destructive – To demolish, damage, or probe any system, structure, or component, or to dismantle any system or component that would not be taken apart by an ordinary person in the course of normal maintenance.

Determine – To arrive at an opinion or conclusion pursuant to examination.

Dismantle – See “Destructive.”

Enter – See “Accessible.”

Evidence – Plainly visible and conspicuous material objects or other things presented to the senses that could tend to produce conviction in the mind of an ordinary person as to the existence or non-existence of a fact.

Examine – To visually look for and identify “Red flags” of a building through a visual non-intrusive, physical survey.

Fixture – A permanently installed appliance (e.g. faucets, bathtubs)

Further evaluation – A degree of examination beyond that of a typical and customary non-intrusive visual survey/sampling.

Intrusive – See “Destructive.”

Microbial- Pertaining to a microscopic organism; esp. one of the bacteria that cause disease.

Microbial sampling – The gathering of air, swab, or carpet specimens to be sent to a qualified laboratory for evaluation.

Mold-like substance – A stain, discoloration, or growth on a surface that is determined by the surveyor/sampler to be suspect to containing one or more species of mold.

Mold Sampling- See Microbial sampling.

Mold survey – a visual non-intrusive examination of a building intended to identify areas suspect to moisture intrusion that may be conducive to fungal growth. The intent of this survey is to identify areas that may be in need of microbial sampling.

Mold testing – The analysis of gathered suspect air, swab, tape, carpet, or bulk samples by a qualified laboratory to determine their content.

Primary building – A building that a surveyor/sampler has agreed to survey/sample excluding all accessory buildings with the exception of the primary parking structure.

Primary parking structure – A building that is for the purpose of vehicle storage associated with the primary building.

Red flags – Evidence of the potential presence of mold based on one or more of the following criteria:

(1) Visible mold-like substance, (2) presence of moisture, (3) areas as determined by a survey/surveyor to be suspect to moisture intrusion and fungal growth, (4) sensitivity such as but

not limited to odor & dampness inside building (5) suspicion of presence of mold by the occupant or complaint of suspect health effects from the occupant.

Report – The survey report is a written document describing and locating areas showing signs of “Red flags”, for the purpose of making recommendations for microbial sampling.

Sampler – One who performs Microbial sampling

Sampling equipment – Specific tools used only for microbial sampling.

Sampling Types

Air sampling - Air samples are taken by pulling a known amount of air through a collection device with an air pump. The device catches the mold spores to be counted on a slide or plastic slip. The collected sample is sent to a qualified laboratory for analysis.
Swab sampling - A cotton swab is moistened with a preservative, and then used to collect a sample of the mold-like substance to be sent to a qualified laboratory for analysis.
Tape Lift sampling – A piece of clear (Cellophane type) tape is used to lift a surface sample of the mold–like substance to be sent to a qualified laboratory for analysis.
Carpet sampling - The carpet sampling is performed using an air pump and carpet-sampling cartridge to vacuum a small area of the carpet. This sampling is done to discover previous or undetected mold-like substances that may have been covered over or cleaned up. The collected sample is sent to a qualified laboratory for analysis.

Special equipment – Any equipment other than the sampling equipment.

Structure – An assemblage of various systems and components to function as a whole.

Surveyor – One who performs a Mold survey.

System – An assemblage of various components to function as a whole.

Standards of Practice

Section 1 – Grounds

Areas to be observed

Surface grading, hardscaping and drainage within 6’ of the primary building or associated primary parking structure.
Water features (pool/spa, lakes, ponds, etc) as they impact the primary building or associated primary parking structure.
Exterior wall coverings.
Decks and balconies
Locations to be reported:

1. Any of the above observable areas showing signs of “Red flags”.

The surveyor/sampler is not required to:
Evaluate any underground drainage systems
Examine detached buildings and/or structures (other than primary parking structure), patios, sidewalks, fences, and retaining walls except those directly impacting the primary building and/or primary parking structure.
Examine areas not visible from a readily accessible walking surface.
Any of the above mentioned locations and/or areas that do not directly affect the primary building and/or primary parking structure.

Section 2 – Foundation

Areas to be observed:

Foundation
Crawlspace
Ventilation
Wood separation from soil
Presence of drainage systems or sump pumps within foundation footprint.

3. Basement

a. Ventilation

Window wells

B. Locations to be reported:

Any of the above observable areas showing signs of “Red flags”.
Under-floor access opening(s).

C. The surveyor/sampler is not required to:

Enter under-floor areas that are not accessible or where entry could cause damage or pose a hazard to the surveyor/sampler.
Move stored items, vegetation, or debris, or perform any excavations or other intrusive testing to gain access.
Operate or evaluate adequacy of sump pumps or drainage systems.
Perform any intrusive examination or testing, or use any special equipment such as, but not limited to, levels, probes, or meters.

Section 3 – Roof

Areas to be observed:

Roof coverings.
Vents, skylights, and other penetrations.
Roof drainage.
Locations to be reported on:
Any of the above observable areas showing signs of “Red flags”.
The surveyor/sampler is not required to:
Walk on the roof surface if, in the opinion of the surveyor/sampler there is a possibility of damage to the surface or hazard to the surveyor/sampler.
Perform a water test.
Determine useful life; evaluate roof condition for evidence of wear/deterioration, installation defects, or for active or latent leaks or condensation.

Section 4 – Attic

Areas to be observed:

Framing, sheathing.
Insulation.
Ventilation.

B. Locations to be reported on:

Any of the above observable areas showing signs of “Red flags”

C. The surveyor/sampler is not required to:

Enter attic areas that in the opinion of the surveyor/sampler are not accessible or where entry could cause damage.
Move insulation material.

Section 5 – Plumbing

Areas to be observed:
Water main.
Visible supply and waste lines.
Visible vent piping.
Fixture s, faucets and visible drains .
Water heating equipment.

B. Locations to be reported on:

Any of the above observable areas showing signs of “Red flags”

C. The surveyor/sampler is not required to:

Operate any valve other than fixture faucets and hose faucets attached to the primary building and/or primary parking structure.
Operate any fixture that is shut down or disconnected.
Test shower pans for leakage, or fill any fixture with water during examination.

Section 6 – Interior

Areas to be observed:

Walls, ceilings, and floors.
Ventilation (bathrooms, kitchen areas, laundry areas)
Doors and windows.
Floors and floor coverings.

B. Locations to be reported on:

Any of the above observable areas showing signs of “Red flags”.

C. The surveyor/sampler is not required to:

Evaluate the condition of floor, wall or ceiling finishes or coverings, or other surfaces for other than evidence of moisture damage.
Examine the interior concrete slab-on-grade when concealed by any floor coverings.

Section 7 – Heating, Ventilation, and Air Conditioning

Areas to be observed:

Air filters.
Fan.
Condensate, pump, lines.
Visible condition of return air box.
Visible ductwork.

Location to be reported on:

Any of the above observable areas showing signs of “Red Flags”.

The surveyor/sampler is not required to:

Determine useful life.
Determine adequacy.
Open or enter areas that may cause damage or harm to surveyor/sampler.
Examine any areas that are concealed.

Section 8 – Sampling procedures

After completion of the survey, areas identifying “Red Flag” will determine the samples and areas that samples may be recommended.

A minimum of two (2) air samples (1 interior and 1 exterior) will be taken when “red flags” are present.

Air Sampling

Air Samples should be taken if any “red flag” conditions are seen.

When an indoor air sample is taken an outdoor air sample must be taken. This is necessary for the testing lab to complete their analysis. Procedures from qualified laboratory used by surveyor/sampler shall be followed taking appropriate precautions so not to contaminate the sample. Chain- of- Custody document shall be complete, noting the sample number(s) you have assigned.

Where no visible mold-like substance or specific suspect location is found, yet sampling is warranted by surveyor/sampler or requested by client, the indoor air sample shall be taken near the HVAC return duct.

Swab or Tape Lift Sampling (Surface Sampling)

Swab or tape lift samples should be taken where visible mold-like substance or stains are present. Procedures from testing lab used by surveyor/sampler shall be followed taking appropriate precautions so not to contaminate the sample. Chain- of- Custody document shall be complete, noting the sample number(s) you have assigned.

Carpet Sampling

When Carpet sampling is done, be sure to get as deep into the pile as possible. Carpet that has been recently cleaned may not provide accurate results. Procedures from testing lab used by surveyor/sampler shall be followed taking appropriate precautions so not to contaminate the sample. Chain- of- Custody document shall be complete, noting the sample number(s) you have assigned.

Other Types of Sampling

All other types of sampling used shall be performed following procedures from qualified laboratory, and taking appropriate precautions not to contaminate the sample.

EXCEPTIONS LIMITATIONS AND EXCLUSIONS

A. The Surveyor/sampler may exclude from the survey, any system,surface, or component of the building which is inaccessible, concealed from view, or cannot be examined due to circumstances beyond the control of the surveyor/sampler, or which the client has agreed is not to be examined. If a Surveyor/sampler excludes any specific system, surface, or component of the building from the survey, the Surveyor/sampler shall confirm in the surveyreport such specific system, surface, or component of the building not examined, and the reason(s) for such exclusion(s).

B. The Surveyor/sampler may limit the sampling to individual specific systems, surfaces, or components of the building. In such event, the Surveyor/sampler shall confirm in the surveyreport that the survey has been limited to such individual specific systems, surfaces, and components of the building.

C. The following are excluded from the scope of a Survey and/or Sampling unless specifically agreed otherwise between the Surveyor/Sampler and the client:

1. Systems, surfaces, or components not specifically identified in these Standards.

2. Examination of conditions related to animals, rodents, insects, and wood-destroying insects.

3. Geo-technical, engineering, structural, architectural, geological, hydrological, land surveying or soils-related examinations.

4. Certain factors relating to any systems, structures, or components of the building, including, but not limited to: adequacy, efficiency, durability, function, operation, or remaining useful life, costs to repair, replace or operate, fair market value, marketability, quality, or advisability of purchase.

5. Systems, structures, or components present that do not affect the primary building or its primary parking structure.

6. Determination of compliance with installation guidelines, manufacturers’ specifications, building codes, ordinances, regulations, covenants, or other restrictions, including local interpretations thereof.

7. Common areas, or systems, structures, surfaces or components thereof, including, but not limited to, those of a common interest development.

8. Other Environmental issues, including, but not limited to asbestos, radon, and water quality.

D. The Surveyor/sampler is not required to perform any of the following as part of a survey/sampling.

1. Move any personal items or other obstruction(s) such as, but not limited to: furniture, floor or wall coverings, window coverings, snow, ice, water, debris, and foliage, which may obstruct visibility or access.

2. Determine causes for the presence of ‘red flags’, or determine costs or procedures for remediation.

3. Determine existence of latent deficiencies, defects, or leaks.

4. Dismantle any system, structure, or component, or perform any intrusive or destructiveexamination, test or analysis.

5. Obtain or review information from any third-parties including, but not limited to: government agencies (such as permits), component or system manufacturers (including product defects, recalls or similar notices), contractors, managers, sellers, occupants, neighbors, consultants, homeowner or similar associations, attorneys, agents or brokers.

6. Interpret laboratory findings.

7. Access any area or examine any component, surface or system, which may jeopardize the safety of the surveyor/sampler or any other person or thing.

9. Offer any form of guarantee or warranty.

13. Use any special equipment in identifying ‘red flags’.

14. Probe or exert pressure on any component, surface or system

Code of Ethics

PREAMBLE

The members of the International Association of Mold Management (IAMM) are committed to providing quality and professional service to the public. This Code of Ethics sets forth principles and rules of conduct enforced by IAMM.

PRINCIPLE 1: QUALITY OF CARE

Members shall commit to ongoing professional development and education as established by the IAMM and the IAMM bylaws.

PRINCIPLE 2: INDIVIDUAL RIGHTS

Members shall strive to recognize and respect the rights, dignity and individuality of all persons. A member shall not unlawfully discriminate or knowingly permit unlawful discrimination on the basis of race, national origin, sex, sexual orientation, religion, age or disability.

PRINCIPLE 3: REPRESENTATION OF CARE AND FEES

Members shall make no representations regarding their services or qualifications that are false or misleading in any material respect.

Members shall fully disclose charges for services, as well as the general scope of the services prior to conducting a survey, sampling, testing or remediation. Members shall not survey, test, sample, or remediate for a fee any property in which the member, or the member’s company, has any financial interest or any interest in the transfer of the property.
Members shall not offer or deliver any compensation, inducement, or reward to the owner of the surveyed property, the broker, or agent, for the referral of any business to the member or the member’s company.

PRINCIPLE 4: CONFLICTS OF INTEREST

Members shall avoid conflicts of interest with regard to their professional activities, financial considerations or other interests. At such time as a member becomes reasonably aware that an actual, apparent or potential conflict of interest exists, the member shall refrain from providing services or opinions until full disclosure has been made, and the conflict waived in writing by the appropriate parties.

Members shall not perform or offer to perform, for an additional fee, any repairs or associated services to a structure on which the surveyor, or the surveyors company, has prepared a survey report.

PRINCIPLE 5: CONDUCT OF MEMBERS

Members shall refrain from making derogatory comments regarding other Members or other persons involved in the survey, sampling, testing, or remediation processes.
Members shall pledge themselves to the continued pursuit of increasing their knowledge, education, training and experience so that consumers of these services can rely upon the competence of the members.
Members shall not engage in any conduct that is detrimental to the reputation or the best interests of IAMM or the mold management industry .