Bay Area Environmental Testing SINCE 1997

Two of the most important environmental hazards to evaluate before beginning renovation or demolition work are asbestos and lead-based paint. Testing before materials are disturbed can help prevent unnecessary exposure and contamination, protect workers and occupants, and reduce potential regulatory and liability concerns.

The disturbance, handling, removal, and disposal of asbestos- and lead-containing materials are regulated by various local, state, and federal agencies. Determining whether these materials are present before work begins allows the property owner and contractor to properly plan the project and determine what regulatory requirements may apply.

In the San Francisco Bay Area, asbestos demolition and renovation activities are regulated by the Bay Area Air District (BAAQMD) under Regulation 11, Rule 2. An Air District asbestos notification and Job Number (J#) is required for demolition of load-supporting or load-bearing structures. For renovation projects, notification is generally required when the work involves removal of 100 square feet, 100 linear feet, or 35 cubic feet or more of Regulated Asbestos-Containing Material (RACM). A J# is separate from—and may be required in addition to—permits issued by your local city or county building department. BAAQMD

For additional information regarding Bay Area asbestos requirements and the J# notification process, visit the Bay Area Air District's asbestos program:

BAAQMD Asbestos Demolition & Renovation Program

California employers and contractors also have responsibilities under Cal/OSHA's asbestos regulations. Before regulated work begins, building owners and employers may have obligations to identify asbestos-containing or presumed asbestos-containing materials and communicate their presence, location, and quantity to affected contractors and employees. Cal DIR

Lead-based paint is another important consideration, particularly in buildings constructed before 1978.

The U.S. Environmental Protection Agency's Renovation, Repair and Painting (RRP) Rule applies to many contractors performing work that disturbs painted surfaces in pre-1978 homes and child-occupied facilities. Covered firms must be properly certified and use trained personnel and lead-safe work practices designed to prevent the spread of lead-contaminated dust and debris. US EPA

Lead testing is not required in every circumstance under the federal RRP Rule; however, if qualifying painted surfaces have not been properly determined to be free of regulated lead-based paint, the contractor generally must treat the work as subject to RRP requirements. This is one reason why testing before renovation can be valuable—it can help define the scope of work and determine what precautions are necessary. US EPA

California also has occupational lead requirements administered by Cal/OSHA for construction activities where employees may be exposed to lead, including demolition, renovation, repair, painting, and removal of lead-containing materials. Cal DIR

For additional information regarding EPA lead-safe renovation requirements:

EPA Renovation, Repair and Painting Program

The best time to identify asbestos and lead-containing materials is before demolition or renovation begins—not after suspect materials have already been disturbed.

Pre-renovation testing can help protect occupants and workers, prevent contamination of previously unaffected areas, avoid unexpected project delays and expenses, and provide contractors with the information they need to perform the work safely and in accordance with applicable regulations.

ERT provides independent asbestos and lead inspection and testing services. We do not perform abatement or removal work, eliminating the potential conflict of interest between identifying a hazard and profiting from its removal.

Do you live in a home or work in a building with a history of water damage, plumbing leaks, roof leaks, flooding, or chronic moisture intrusion? If so, hidden mold growth may be a concern.

Problems often develop when water-damaged areas are allowed to dry naturally or are addressed only by opening windows or using household fans. While these methods may dry visible surfaces, moisture can remain trapped beneath flooring, behind walls, inside wall cavities, above ceilings, and within other concealed building materials where airflow is limited.

When porous building materials remain damp for an extended period, mold growth can begin—sometimes within 24 to 48 hours under favorable conditions. For this reason, significant water damage should be addressed promptly using proper water extraction, drying, dehumidification, and moisture monitoring techniques.

Once mold becomes established, it can continue growing in concealed areas without being immediately noticeable to building occupants. Mold colonies reproduce by releasing microscopic spores and other particles into the surrounding environment, which can become airborne and enter occupied areas.

Individual sensitivity to mold varies considerably. Some people may experience little or no reaction, while others may be more sensitive—particularly individuals with allergies, asthma, respiratory conditions, or compromised immune systems.

Exposure to elevated mold conditions may contribute to symptoms such as:

• Nasal and sinus irritation
• Sneezing or congestion
• Coughing or throat irritation
• Eye irritation
• Skin irritation
• Wheezing or difficulty breathing
• Aggravation of asthma or existing allergies
• Headaches, fatigue, or a general feeling of discomfort in some individuals

Because these symptoms can also be caused by many other environmental or medical conditions, symptoms alone cannot determine whether mold is present or whether mold is the cause.

A proper mold investigation should focus on identifying moisture sources, water-damaged materials, concealed areas of concern, and overall indoor environmental conditions—not simply collecting random mold samples.

ERT provides independent mold and moisture inspections, testing, and consulting designed to identify potential problem areas and provide practical, site-specific recommendations for correcting the underlying conditions.

Newer homes and recently renovated buildings can sometimes experience elevated levels of volatile organic compounds (VOCs), including formaldehyde, due to off-gassing from new building materials, finishes, furnishings, and household products.

VOCs are a large group of chemicals commonly found in products used to construct, furnish, clean, and maintain homes and buildings. These chemicals can be released, or “off-gas,” from solids and liquids into the indoor air we breathe.

Common sources of VOCs may include:

• Paints, coatings, varnishes, and adhesives
• Flooring, cabinetry, and composite wood products
• New furniture and furnishings
• Cleaning and disinfecting products
• Caulks, sealants, and construction materials
• Personal care and cosmetic products
• Solvents, degreasers, and hobby products
• Fuels and other stored household chemicals

Some products release VOCs primarily during installation or use, while others may continue to off-gas at lower levels for an extended period of time.

Because modern buildings are often constructed to be more energy efficient and tightly sealed, VOCs can sometimes accumulate indoors when ventilation is limited. Indoor concentrations of certain VOCs may therefore be significantly higher than outdoor levels.

Exposure to elevated concentrations of some VOCs may contribute to short-term symptoms such as eye, nose, and throat irritation, headaches, dizziness, or respiratory discomfort. Certain VOCs may also present potential long-term health concerns depending on the specific chemical, concentration, and duration of exposure.

Formaldehyde is one of the more commonly recognized indoor air contaminants and may be associated with composite wood products, cabinetry, flooring, furniture, insulation materials, adhesives, and other manufactured building products.

ERT provides indoor air quality testing for VOCs and formaldehyde to help evaluate whether elevated concentrations may be present and to provide site-specific recommendations for improving indoor air quality.

ERT's approach to mold inspection and testing is different from many companies offering these services.

We have more than 30 years of experience evaluating mold, moisture intrusion, water damage, and indoor air quality conditions throughout the San Francisco Bay Area. Over the years, we have performed thousands of residential and commercial environmental inspections and understand that an effective mold investigation requires much more than simply collecting samples.

Unlike asbestos and lead, mold is not regulated by government agencies through universally established exposure limits or numerical action levels. As a result, the quality of mold inspection and testing services can vary considerably from one provider to another.

Some individuals offering mold testing services have limited environmental field experience and may rely primarily on short training courses or basic sampling certifications. Simply collecting a mold sample and forwarding a laboratory report to a client is not the same as performing a comprehensive mold investigation.

A laboratory can tell you what was detected in a sample. An experienced environmental consultant should help determine why it was detected, where it may be coming from, whether the condition appears significant, and what should reasonably be done about it.

ERT believes that the company evaluating a potential mold problem should remain independent from the company hired to remediate it.

ERT performs inspection, testing, and consulting only. We do not perform mold remediation, cleanup, demolition, or treatment services.

This separation eliminates the financial incentive to identify a problem simply to generate remediation work.

Property owners should use caution when the same company proposing to inspect or test for mold also stands to profit from the cleanup or remediation recommendations resulting from that inspection.

Choosing an independent environmental consultant provides an important layer of objectivity when determining whether remediation is actually necessary and, if so, the appropriate scope of work.

Mold is naturally occurring and mold spores are present to some degree in virtually all indoor and outdoor environments. Therefore, the mere detection of mold does not necessarily mean that an abnormal condition exists.

ERT begins by evaluating the property as a whole.

Our inspections focus on identifying visible mold growth, evidence of past or current water damage, moisture intrusion, plumbing concerns, ventilation conditions, and other factors that may contribute to abnormal microbial growth.

When mold is observed, we evaluate the location, extent, underlying cause, affected building materials, and surrounding environmental conditions before determining what corrective action may be appropriate.

Minor surface mold can sometimes develop in bathrooms, around windows, or in other areas subject to condensation, elevated humidity, limited ventilation, or inadequate air circulation. These conditions may be relatively localized and manageable.

More significant mold conditions can occur when porous building materials become chronically wet or water-damaged, allowing mold growth to become established within drywall, wood, insulation, flooring systems, wall cavities, or other building components. These conditions may require professional remediation.

The distinction is important because not every mold condition requires the same response.

Finding mold is only part of the investigation. Determining why the mold developed is equally important.

ERT uses professional moisture meters and thermal imaging equipment, when appropriate, to help identify unusual moisture conditions and areas warranting further investigation.

Particular attention may be given to areas:

• Beneath or adjacent to plumbing fixtures
• Around bathrooms and kitchens
• Near windows and exterior walls
• Below roof or ceiling areas
• Adjacent to water-damaged flooring
• Around crawlspaces, attics, and foundations
• In areas affected by previous leaks or flooding

Thermal imaging and moisture meters are diagnostic tools and do not allow an inspector to see directly through walls, floors, or ceilings. However, when properly used and interpreted, they can help identify temperature and moisture anomalies that may indicate concealed conditions requiring further investigation.

Whenever possible, ERT attempts to identify the probable source of the moisture, whether related to plumbing, roofing, drainage, irrigation, condensation, inadequate ventilation, groundwater, exterior weather exposure, or another building condition.

Correcting the moisture source is critical. Mold cleanup without correcting the underlying moisture problem may only provide a temporary solution.

When appropriate, ERT may perform indoor air sampling to help evaluate whether airborne mold conditions appear unusual or amplified.

Indoor air samples are generally compared with an outdoor reference sample collected during the same investigation. The outdoor sample provides a representation of naturally occurring airborne mold conditions in the surrounding environment at that particular time.

There is no single numerical mold-spore concentration that automatically determines whether an indoor environment is acceptable or unacceptable.

Instead, mold air-sampling results should be interpreted by considering multiple factors, including:

• Total airborne spore concentrations
• Types and distribution of mold detected
• Indoor-to-outdoor relationships
• Presence of mold types that are unusual indoors
• Significant amplification of particular mold types
• Visible mold or water-damaged materials
• Moisture measurements
• Building history and site conditions

For example, an indoor sample may warrant additional investigation when a particular mold type is substantially elevated indoors compared with the outdoor reference sample, especially when the findings correspond with evidence of water damage or moisture intrusion.

Certain molds are also associated with chronically water-damaged building materials and may warrant additional investigation when detected in unusual concentrations or environmental circumstances. Mold identification alone, however, does not establish that mycotoxins are present or that occupants have experienced a particular health effect.

ERT does not simply collect samples, send them to a laboratory, and forward the analytical report to the client without interpretation.

Our mold inspection reports are site-specific and comprehensive and are designed to explain:

What was observed.
What was tested.
What the laboratory detected.
What the findings mean in relation to the property.
What may be causing the condition.
And what should reasonably be done next.

Recommendations are based on the conditions observed during the inspection and may range from simple housekeeping, ventilation, humidity control, or minor repairs to more extensive professional remediation when warranted.

Minor surface mold conditions may sometimes be addressed through appropriate cleaning, improved ventilation, humidity control, increased air circulation, or other relatively simple corrective measures.

Other conditions involving significant water damage, concealed mold growth, or contaminated porous building materials may require professional mold remediation performed under appropriate containment and engineering controls.

ERT does not believe every mold condition is an emergency, nor does every finding justify expensive remediation.

Our objective is to put the condition into proper perspective and recommend a response proportional to the actual problem.

Mold inspection and testing can be valuable—but only when the investigation is properly designed, performed, and interpreted.

The person collecting the sample matters.

The location of the sample matters.

The building history matters.

The moisture investigation matters.

And the interpretation of the laboratory results matters.

ERT combines decades of environmental field experience with independent laboratory analysis and practical, site-specific recommendations to help our clients make informed decisions about their property.

Independent inspection. Experienced evaluation. Practical solutions. No remediation conflict of interest.

We don't perform removal or abatement  services. However, two highly respected, reputable, and licensed contractors that serve the entire Bay Area can be contacted below. These contractors specialize in asbestos, lead, and mold remediation.

1. ZCON Specialities

    Colleen Zonati

    (408) 451-9512

    zconssi@aol.com

2. MG Remediation

    Pete Mandel

    (510) 293-3009

    pmandel@mgremediation.com

Unfortunately, ERT does not accept customer-collected samples for laboratory analysis.

Many years ago, we did allow sample drop-offs, but our policy changed for two important reasons. First, we cannot verify that a sample was collected properly or that it accurately represents the material being evaluated. Second, we cannot independently verify or certify the property location from which the sample was obtained.

Because proper sampling procedures, documentation, and site verification are important to the reliability of environmental testing, all ERT sampling services are performed onsite and in person by ERT personnel.

This helps ensure that samples are collected correctly, properly documented, and associated with the correct property and building materials.

You certainly can contact an abatement or remediation contractor first, but ERT generally recommends keeping environmental consulting and remediation services separate.

The concern is a potential conflict of interest. A company that stands to profit from asbestos abatement, mold remediation, demolition, or other corrective work also has a financial interest in recommending that such work be performed.

In many cases, an abatement or remediation contractor may send a representative to evaluate the property and provide recommendations along with a proposal for corrective work. Some contractors may even offer limited inspections or sampling at little or no cost. While this may appear convenient, the evaluation is not necessarily independent because the same company recommending the work may also be hired to perform it.

For that reason, ERT believes the better approach is to have an independent environmental consultant first evaluate the property, perform any necessary testing, interpret the findings, and provide an unbiased scope of recommendations. Once the appropriate course of action has been established, qualified abatement or remediation contractors can then provide competitive proposals based on that independent assessment.

ERT performs inspection, testing, and consulting only. We do not perform abatement, remediation, or removal work, so our recommendations are not influenced by the potential value of a cleanup or remediation project.

Simply put, the company determining whether remediation is necessary and how much work is appropriate should ideally be independent from the company being paid to perform that work.

Yes, you can use a do-it-yourself environmental test kit, and it is generally the least expensive option. However, there are important limitations to consider.

The reliability of any environmental test depends not only on the laboratory analysis, but also on where the sample is collected, how it is collected, whether the correct material is sampled, and whether proper sampling procedures are followed. Improper sampling can produce misleading or incomplete results.

Mail-in test kits can also present additional concerns involving sample handling, packaging, shipping, documentation, and chain of custody. Depending on the type and purpose of the testing, the laboratory may also need to hold specific accreditations or certifications for the results to satisfy regulatory, permitting, real estate, or contractor requirements.

A laboratory can only analyze the sample it receives—it cannot determine whether you collected the right sample or whether the sample accurately represents the condition at the property.

For these reasons, ERT recommends professional onsite inspection and sampling when the results will be used to make important decisions involving renovation, demolition, remediation, property transactions, occupant concerns, or regulatory compliance.

Professional testing provides more than a laboratory result. It provides proper sample selection, documented collection procedures, site verification, professional interpretation, and recommendations based on the conditions actually observed at the property.

Yes. Unfortunately, this is all too common, and it should be taken seriously.

If you are renovating or repairing an older property and your contractor has never discussed the possibility of asbestos or lead-containing materials, that should be a red flag.

Asbestos and lead are not simply optional environmental considerations. Their disturbance, handling, worker exposure, and disposal are regulated by local, state, and federal agencies, including Cal/OSHA, the EPA, and, for asbestos projects in the Bay Area, the Bay Area Air District.

Depending on the age of the property, materials being disturbed, and scope of work, your contractor may have specific obligations regarding asbestos and lead before demolition or renovation begins. Property owners can also have important responsibilities regarding hazardous building materials located within their property.

Hiring a contractor does not necessarily eliminate the property owner's potential exposure to liability or cleanup costs if regulated materials are improperly disturbed.

Once asbestos- or lead-containing materials are demolished, sanded, cut, scraped, drilled, or otherwise disturbed without proper controls, what could have been a relatively straightforward testing and planning issue can become a much larger contamination problem.

Improper disturbance can potentially result in:

• Exposure of occupants and workers
• Contamination of previously unaffected areas of the property
• Costly specialized cleaning or remediation
• Improperly generated or disposed waste
• Work stoppages and construction delays
• Regulatory enforcement or penalties
• Disputes between the property owner and contractor
• Potential liability or litigation

Perhaps most importantly, contamination does not necessarily disappear when the contractor leaves. Asbestos fibers or lead-containing dust can remain behind in occupied areas if work was performed improperly.

Do not assume that because a contractor did not mention asbestos or lead, the materials are not present or that testing is unnecessary.

The prudent approach is to identify potential environmental hazards before materials are disturbed. Independent testing allows you and your contractor to know what is present, determine what requirements apply, and properly plan the work before a manageable issue becomes an expensive problem.

ERT performs independent asbestos and lead inspection and testing only. We do not perform abatement or removal work, so there is no financial incentive for us to recommend remediation that is not warranted.

Test first. Know what you're dealing with. Then renovate safely and correctly.

California landlords have a responsibility to maintain rental properties in a condition that is safe and fit for occupancy. Environmental conditions involving significant water damage, mold, lead hazards, or other conditions that materially affect the health or safety of occupants should not simply be disregarded.

If you have notified your landlord or property manager of a legitimate environmental concern and they are unwilling to investigate it, document your concerns in writing. Keep copies of emails, photographs, maintenance requests, and other correspondence showing when the condition was reported and how the landlord responded.

Tenants may also choose to retain an independent environmental consultant at their own expense to document conditions and determine whether a significant problem exists. A professional inspection report can provide important independent evidence when requesting corrective action from a landlord, contacting local code enforcement or health authorities, or seeking legal advice.

If significant mold, water damage, lead hazards, or other unsafe conditions are confirmed, the landlord may have an obligation to correct the condition. Depending upon the circumstances and severity of the problem, tenants may also have additional legal remedies available involving repairs, reimbursement, rent, relocation, damaged personal property, or other losses.

Do not simply stop paying rent without first obtaining qualified legal advice. California does provide certain tenant remedies for serious habitability problems, including rent withholding and repair-and-deduct under qualifying circumstances, but specific legal requirements must be satisfied and using these remedies incorrectly can place a tenancy at risk.

If your landlord refuses to address a potentially serious environmental condition, you do not necessarily have to accept their decision as the final word. Document the condition, obtain an independent professional evaluation when appropriate, and seek assistance from your local housing/code enforcement agency or a qualified tenant attorney if the problem remains unresolved.

Your realtor may be concerned about inspection contingency deadlines, competing offers, or the possibility of jeopardizing the transaction. However, those concerns should not outweigh legitimate questions about the condition of the property.

A home is a major financial investment, and environmental concerns involving asbestos, lead, mold, water damage, or indoor air quality can affect not only the value of the property, but also future repair costs and the health and comfort of the occupants.

If a home inspection identifies a potential environmental concern, it is reasonable to investigate it further before completing the purchase whenever your contract and contingency period allow.

Due diligence means addressing important concerns before you take ownership—not discovering them after you move in.

Do not allow pressure to close quickly or fear of losing the property to prevent you from obtaining the information you need to make an informed decision. When warranted, independent environmental inspection and testing can help determine whether the condition is minor, manageable, or something that should be addressed before proceeding with the purchase.

Usually, no. If water-damaged building materials were not properly dried within a reasonable period of time, mold growth may have developed.

Correcting the leak or moisture source is an important first step, but stopping the water does not automatically remove mold that has already become established. Mold growth, spores, contaminated dust, damaged building materials, and musty odors may remain after the original moisture source has been corrected.

Mold can also develop in concealed areas such as beneath flooring, behind walls, above ceilings, inside cabinets, or within other building cavities. Because these areas are not readily visible, occupants may be unaware of the extent of the condition.

Once the moisture source has been corrected, active mold growth may slow or stop as materials dry. However, existing mold does not simply disappear. If contaminated porous materials remain in place, they may require cleaning, removal, or professional remediation depending upon the extent and severity of the condition. Mold growth can also become active again if moisture returns.

If you smell a persistent musty odor or have a history of significant water damage, an independent mold and moisture inspection can help determine whether an underlying condition remains and what corrective action may be appropriate.

If you are experiencing ongoing physical symptoms that you believe may be associated with the property, you should also discuss those symptoms with a qualified healthcare provider. An environmental inspection can evaluate the building, but it cannot diagnose the cause of an individual's medical symptoms.

Water damage may stop, but the effects of water damage do not necessarily disappear on their own.

Not necessarily. In most real estate transactions, the seller is not required to proactively perform asbestos, mold, lead, or other environmental testing before selling the property.

However, sellers do have important disclosure obligations. In California, sellers are generally required to disclose known material conditions and environmental hazards that may affect the property. If previous environmental testing was performed and the seller has knowledge of the findings, those reports or conditions may also be relevant to the seller's disclosure obligations.

There are also additional federal requirements for most residential properties built before 1978 involving lead-based paint. Sellers must disclose known lead-based paint or lead hazards and provide buyers with available related records or reports.

The important distinction is that a seller's disclosure is not the same as an independent environmental investigation. A disclosure is largely based on what the seller knows or has previously documented. It does not guarantee that asbestos, lead, mold, water damage, or other environmental conditions have been professionally investigated.

For this reason, buyers should not rely exclusively on seller disclosures when there is an environmental concern. If the property's age, condition, inspection findings, or history raises a red flag, independent testing during the due-diligence period is often the best way to know what you are purchasing.

What was not disclosed is not necessarily the same as what is not present.

No. You cannot reliably determine whether a building material contains asbestos simply by looking at it. Color, texture, appearance, age, or even years of construction experience cannot confirm the presence or absence of asbestos.

The appropriate way to determine whether a suspect building material contains asbestos is to collect a representative sample and have it analyzed by an appropriately accredited laboratory using the proper analytical method.

Another common misconception is that asbestos can be ruled out based solely on the age of the property or building material. Asbestos-containing products were manufactured and used for many decades, and older inventories of materials could remain in use well after manufacturing practices began changing. For this reason, age alone should not be used to determine that a material is asbestos-free.

It is also unsafe to assume that neighboring homes will have identical results. Even homes built at the same time, by the same builder, and within the same development may contain different building materials. Contractors could purchase materials from different suppliers, change products during construction, or use different batches as inventory was depleted.

Your neighbor may have tested their ceiling, flooring, drywall system, or another material and received a negative result. That result applies to their sampled material—not yours.

When asbestos is a concern, don't rely on appearance, assumptions, the age of the building, or someone else's test results. Test the actual materials that will be disturbed before renovation or demolition begins.

Possibly. A surface that looks clean is not necessarily free of microscopic dust or environmental contamination.

Renovation and demolition activities can generate very fine particulate matter that may not be visible to the naked eye. If asbestos-containing materials, lead-based paint, mold-contaminated materials, or other environmental hazards were disturbed during the work, microscopic contamination can potentially remain on surfaces, furnishings, flooring, HVAC components, or within settled dust even after conventional cleanup.

Standard construction cleanup may improve the appearance of the property, but it is not necessarily equivalent to professional environmental decontamination. Proper cleanup of regulated or hazardous materials may require specialized methods, HEPA-filtered equipment, wet-cleaning techniques, containment, and other procedures specifically designed to control microscopic particulate.

For this reason, “it looks clean” should not automatically be interpreted to mean that the environment has been properly cleared or verified as safe.

If you have concerns about what materials were disturbed during a renovation, particularly in an older property, it is not necessarily too late to investigate. Post-renovation inspection and testing may help determine whether environmental contamination remains and whether additional cleaning or corrective action is warranted.

Visible cleanliness is reassuring—but when hazardous materials may have been disturbed, verification can provide the answers that appearance alone cannot.

In many cases, yes. A post-abatement clearance can provide independent verification that the work area has been properly cleaned and that the abatement was completed to an acceptable standard.

Depending on the type of project, a clearance inspection may not automatically be included in the abatement contractor’s scope of work. More importantly, ERT recommends that the company performing the abatement should not be the same company determining whether its own work passed clearance.

Some abatement contractors may offer to arrange a third-party consultant for you. While that may be convenient, the most independent approach is for you, the property owner or client, to select and hire the clearance consultant directly.

You may understandably think that if a licensed or experienced contractor performed the work, the area should already be clean and safe. However, even professional contractors can make mistakes, overlook residual contamination, or perform work that does not fully meet the expected standard.

An independent clearance inspection helps provide an objective final check before containment is removed, the area is reoccupied, or renovation work continues.

Abatement removes the hazard. Independent clearance helps verify that the job was completed properly.

Absolutely. In fact, we encourage you to compare pricing before making a decision.

The important thing is to make sure you are comparing apples to apples. Environmental consulting firms can vary considerably in experience, inspection methods, sampling strategies, reporting, interpretation of industry standards, and overall scope of service.

When comparing proposals, ask exactly what is included. Be cautious of open-ended pricing where the initial fee appears low but additional samples, laboratory fees, travel charges, reporting, or other services are added later.

A very low price may reflect a limited inspection or minimal level of service. On the other hand, a very high price does not necessarily mean better service and may sometimes include unnecessary testing or excessive sampling.

ERT's philosophy is simple: provide the appropriate level of service at a fair and competitive price, explain the cost upfront, and do not sell clients more testing than they reasonably need.

We would rather earn your future business and referrals by being fair, thorough, and transparent than maximize the cost of a single project.

Our goal is to provide enough inspection, testing, and consulting to properly address your concerns and applicable regulatory requirements—nothing unnecessary and nothing overlooked.

If you reasonably believe that renovation or demolition work is being performed in a manner that may be releasing asbestos, lead-containing dust, or other hazardous materials into the surrounding environment, you have the right to report your concerns to the appropriate regulatory agency.

For asbestos-related concerns in the Bay Area, complaints may be directed to the Bay Area Air District and, where worker exposure is involved, Cal/OSHA. Lead-related renovation concerns may also be reported to the appropriate local, state, or federal enforcement agency, including the EPA when applicable.

When making a complaint, provide as much specific information as possible, including the job-site address, contractor name if known, dates and times of the observed work, and a clear description of your concerns. Photographs or video taken lawfully from public areas or your own property can also be helpful in documenting visible dust, debris, demolition practices, or other potentially improper conditions.

Do not enter the job site, trespass, disturb debris, or place yourself at risk in an attempt to collect evidence.

Regulatory agencies may not always respond immediately to every complaint, but detailed documentation can assist them in determining whether an inspection, investigation, or enforcement action is warranted.

If something does not appear right, document what you can safely observe and report the concern to the appropriate agency. Environmental regulations are intended to protect not only workers and property owners, but surrounding occupants and the community as well. Contact information to report potential violations below.

1. Bay Area Air Quality Management District for visible air emissions outside a property, visit https://permits.baaqmd.gov/aq#/complaints/complaint-overview or  call  call (800)-334-6367.

2. Cal-OSHA for worker safety and non-compliance visit https://www.dir.ca.gov/dosh/complaint.htm#:~:text=Contact%20the%20District%20Office&text=Telephone%20the%20Cal%2FOSHA%20Enforcement,to%20any%20questions%20you%20have. or call  (866) 924-9757

3. Lead paint violations, EPA RRP (e.g., renovation, repair, painting activity on pre-1978 property) visit https://www.epa.gov/lead/report-lead-based-paint-complaints-tips-and-violations#:~:text=For%20detailed%20information%20or%20questions,housing%20and%20child%2Doccupied%20facilities.

Prior to contacting the above agencies try and obtain as much site information as possible such as address, contractor name (who is doing the work), property owner name (if available), specific dates and times of violations or work activity. This information will help agency enforcement. You do have the right and option to file a complaint anonymously.

If a landlord has been properly notified of significant mold, water damage, or moisture conditions within a rental property and fails to reasonably investigate or address the problem, their actions or inaction may potentially constitute negligence or create other legal liability.

If you believe you have experienced health effects associated with conditions inside the residence, consider consulting a qualified healthcare provider and explain the history of the suspected mold or moisture exposure.

You may also wish to consult a qualified tenant or personal-injury attorney to discuss whether the landlord’s conduct may have violated their legal obligations and whether you may have remedies involving medical expenses, relocation costs, damaged personal property, loss of use, or other documented damages.

An independent environmental inspection can also be valuable in documenting the condition of the property, identifying moisture or mold concerns, and establishing a written record of the findings.

Document the condition, document your communications with the landlord, obtain appropriate medical evaluation when necessary, and seek legal advice if the problem has been ignored or allowed to continue. 

Here are a few contacts (below) for further assistance.

MOLD EXPOSURE TREATMENT

1. BioReset Medical - www.bioresetmedical.com

2. Dr. Husbands - https://www.drhusbands.com/moldillness/

3. Anatara Medicine - https://www.anataramedicine.com/environmental-toxins/best-mold-exposure-treatment-doctor-san-franscisco-ca

MOLD LITIGATION LAW FIRMS

1. The Regan Law Firm - 

www.thereganfirm.com

2.  Bracamontes & Vlasak Law Firm - https://www.bvlawsf.com/toxic-torts/toxic-mold/#:~:text=Contact%20A%20San%20Francisco%20Toxic%20Mold%20Attorney%20Immediately&text=BV%20Law%20serves%20clients%20in,6777.

A few personal recommendations as interim solution to address mold conditions inside your residence in order to mitigate exposure.

1. Blueair Air Purifiers - 

https://www.blueair.com/us/

2. Concrobium Mold Control (e.g., mold cleaning product) - https://www.concrobium.com/products/mold-control-spray/

3. Mold Respirator/Mask - https://www.homedepot.com/b/Safety-Equipment-Respirator-Masks/Mold/N-5yc1vZc25kZ1z18up9

4. Kilz Mold and Mildew Primer - https://www.kilz.com/primer/kilz-mold--mildew?gclid=Cj0KCQiApKagBhC1ARIsAFc7Mc5r29MJebF5og6fGKcAqPMdf2tzHdMUATMY-6n5G9R6vIEsGdbunuwaAovtEALw_wcB&gclsrc=aw.ds

5. vremi Dehumidifier Machine - https://vremi.com/products/moisture-maniac-dehumidifier

6. Water Sump Pumps - Superior - https://www.superiorpump.com/products/utility/91250.html

7. Quietcool Attic Fans - https://quietcoolsystems.com/attic-fan/

8. Clean Crawl Spaces - https://www.cleancrawlspaces.com/ and/or Bay Area Moisture Control - https://bayareamoisturecontrol.com/

That is very common, and you do not necessarily need to know exactly what to test for before contacting ERT.

Environmental testing is not a single, all-inclusive test. Different concerns require different inspection methods, sampling techniques, and laboratory analyses. For that reason, the first step is to think about why you want the property evaluated and what specifically concerns you.

Helpful information may include:

• The age of the property
• Planned renovation or demolition
• Past or current water damage
• Musty odors or visible mold
• Peeling or deteriorated paint
• Suspect older building materials
• Recent construction or remodeling
• Indoor air quality concerns
• Unusual odors or chemical smells
• A previous inspection that identified a potential environmental issue

The more information you can provide about the property and your concerns, the easier it is to determine what type of inspection or testing is appropriate.

ERT can then help customize the scope of services to address your specific concerns without recommending unnecessary testing.

The goal is not to test for everything—it is to identify the right things to test for based on the property, its history, and your reason for testing.

Respirable crystalline silica has become one of the most important occupational health concerns in the construction industry. While silica is very different from asbestos, the two hazards share an important characteristic: the greatest danger occurs when microscopic particles become airborne and are inhaled.

Crystalline silica is a naturally occurring mineral found in many common construction materials, including concrete, mortar, brick, block, stone, tile, and engineered stone. Simply having these materials present in a building does not normally create an exposure hazard. The concern arises when silica-containing materials are cut, drilled, ground, sanded, crushed, demolished, or otherwise disturbed in a manner that generates airborne respirable dust. 

These respirable particles are extremely small—far smaller than ordinary visible dust—and can travel deep into the lungs when inhaled.

Long-term or high-level exposure to respirable crystalline silica can cause serious and permanent health effects. Exposure has been associated with:

• Silicosis, an incurable lung disease caused by scarring of lung tissue
• Lung cancer
• Chronic obstructive pulmonary disease (COPD)
• Kidney disease
• Certain autoimmune diseases

Silicosis may develop after many years of lower-level exposure, while substantially higher exposures can result in accelerated or even acute disease developing much sooner. 

Construction activities that can generate respirable crystalline silica include:

• Cutting or grinding concrete
• Drilling concrete or masonry
• Sawing brick, block, tile, or stone
• Grinding mortar
• Demolishing concrete or masonry materials
• Cutting engineered or natural stone countertops
• Abrasive blasting
• Crushing rock, concrete, or similar materials

Because the most hazardous particles may not be readily visible, the absence of a large visible dust cloud does not necessarily mean that an exposure hazard does not exist.

OSHA regulates worker exposure to respirable crystalline silica in both construction and general industry. Approximately 2.3 million U.S. workers are exposed to silica in the workplace, according to OSHA. 

For construction, OSHA's respirable crystalline silica standard establishes a permissible exposure limit of 50 micrograms per cubic meter of air as an eight-hour time-weighted average, along with requirements for exposure control, work practices, respiratory protection, training, and other worker protections when applicable. 

Asbestos and silica are not the same material and should not be treated as interchangeable hazards. However, history has demonstrated an important lesson with asbestos: occupational exposure to microscopic airborne particles can create serious health consequences that may not become apparent until many years later.

Silica deserves the same type of respect and forethought.

Contractors and employers should not wait until workers are surrounded by visible dust to consider exposure. Proper planning, engineering controls, work practices, and—when appropriate—air monitoring can help determine whether workers are being adequately protected.

The best time to address silica exposure is before the dust is created—not after workers have already been exposed.

Yes. Radon is often associated with areas of the Eastern and Midwestern United States, but it can absolutely be a concern in California.

Radon is a naturally occurring radioactive gas produced by the breakdown of uranium in soil, rock, and water. It can migrate through the ground and enter homes through cracks, gaps, penetrations, foundations, crawlspaces, and other openings.

Elevated radon levels have been identified throughout California, and radon has been detected in every county in the state. Two homes located next to each other can even have very different radon levels depending on soil conditions, foundation construction, ventilation, and other site-specific factors.

Radon cannot be seen, smelled, or tasted, and long-term exposure is associated with an increased risk of lung cancer. The EPA identifies radon as the second leading cause of lung cancer in the United States after smoking.

Because you cannot reliably predict a home's radon concentration based solely on location, age, or construction type, testing is the only way to know whether elevated radon is present.

Radon testing is particularly worthwhile when purchasing a home, evaluating a property in an area with known elevated radon potential, or simply wanting additional information about your indoor environment.

For real estate transactions in California, the California Department of Public Health recommends using a certified radon testing professional.

Don't assume California means no radon risk. Test the property and know for certain.

If you do not have a specific concern but would like a general evaluation of indoor air quality, ERT typically recommends testing for airborne mold and volatile organic compounds (VOCs).

These are two common categories of indoor air contaminants and can provide a useful starting point when investigating unexplained odors, recent construction or remodeling, water-damage history, or general indoor air quality concerns.

Mold air sampling helps evaluate whether unusual or amplified airborne mold conditions may be present. VOC testing evaluates a broad range of chemical compounds that may be released from building materials, furnishings, paints, adhesives, cleaning products, and other indoor sources.

Depending on the purpose of the investigation, VOC testing may include a two-hour indoor air sample, while mold sampling is performed separately using appropriate indoor and outdoor comparison samples.

Because no single test can evaluate every possible indoor air contaminant, ERT tailors the testing approach to the property, its history, and the concerns of the occupants.

For general indoor air quality screening, mold and VOC testing provide a practical and comprehensive starting point.

Electric and magnetic fields, commonly referred to as EMFs, are invisible areas of energy associated with electricity and the operation of electrical and wireless devices.

EMFs are present naturally in our environment and are also produced by many everyday sources, including:

• Electrical wiring and power lines
• Electrical panels and transformers
• Household appliances
• Computers and electronic equipment
• Wi-Fi routers
• Cell phones and wireless devices
• Microwave ovens and other electrical equipment

Electric and magnetic fields associated with electrical power are generally considered extremely low frequency (ELF) fields, while cell phones, Wi-Fi, Bluetooth, and similar wireless technologies operate using radiofrequency (RF) electromagnetic fields.

The strength of these fields generally decreases as distance from the source increases.

Scientists have studied EMF exposure for decades. Current scientific evidence has not established that typical low-level exposures encountered in homes and workplaces cause adverse health effects. However, exposure levels can vary depending on the source, distance, electrical configuration, and surrounding environment.

If you have concerns about EMFs in your home or workplace, ERT can perform an onsite assessment to measure and document electric and magnetic field levels and help identify significant sources or unusual conditions.

Testing can be particularly useful when evaluating properties located near electrical transmission lines, transformers, electrical equipment, or other potential EMF sources.

You cannot see an electromagnetic field, but it can be measured. An onsite assessment can help put your concerns into perspective using actual field measurements rather than assumptions.

STOP THE WORK.

If renovation or demolition is actively taking place and suspect building materials have not been evaluated for asbestos or lead, the safest course of action is to immediately stop disturbing the materials and arrange for professional testing.

Advise your contractor that asbestos or lead-containing materials may be present and that further disturbance should cease until the materials have been properly evaluated.

If dust or debris has already been generated:

• Do not sweep, vacuum, mop, or otherwise disturb the debris.
• Do not use household vacuums, shop vacuums, fans, or blowers.
• Avoid unnecessary entry into the affected area.
• Keep children, pets, and other occupants away from the work area.
• Keep doors to the affected area closed when possible.
• Avoid operating heating or air-conditioning systems if doing so could circulate dust from the work area throughout the home.
• Do not allow additional demolition or cleanup until the potential hazards have been evaluated.

Do not assume that ordinary construction cleanup is sufficient if asbestos or lead-containing materials may have been disturbed.

ERT can inspect and test the affected materials to determine whether asbestos or lead is present. If testing confirms that regulated materials were improperly disturbed, professional abatement or specialized cleanup may be necessary. Independent post-cleanup clearance testing may also be appropriate before the affected area is reoccupied or construction resumes.

The most important thing is not to make the situation worse by continuing the work or attempting an improvised cleanup.

Stop the disturbance, isolate the area as reasonably possible, and determine what you are dealing with before proceeding.