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SMITH & WESSEL ASSOCIATES, INC.
HAZARDOUS BUILDING MATERIALS AND AIR QUALITY SPECIALISTS
September 16, 2015
Mr. Jason Cael, Service Manager
Royal Crest Estates
50 Royal Crest Drive
North Andover, MA 01845
Re: Visual Mold and Moisture Assessment, Royal Crest Estates, Unit 15-011,
North Andover, MA
Dear Mr. Cael:
Introduction
Apartment Investment and Management Company (AIMCO) retained Smith &
Wessel Associates, Inc. (SWA) to perform a visual mold and moisture assessment in
Unit 15-011, and in the front stairwell and laundry room of Building 15 at the .
Royal Crest Estates apartment complex located at 50 Royal Crest Drive in North
Andover, Massachusetts. Eric Hanson, SWA's Certified Indoor Environmentalist,
performed the assessment on September 16, 2015.
The assessment was conducted in response to the tenant's concern about visible
mold in the stairwell and laundry room, and potential mold found on oven mitts
stored under the kitchen sink in Unit 15-011.
Because elevated moisture is one of the leading causes of fungal amplification,
contributes to the destruction of indoor building products, and can lead to the
deterioration of buildings, SWA conducted testing of various building materials
using a Protimeter Surveymaster moisture meter. The Surveymaster is a
conductance type meter that uses a two -pin inspection mode enabling the
consultant to instantly assess moisture conditions not only on a component
surface, but also at depth.
The Surveymaster identifies by means of green, yellow, and red LEDs whether a
surface is in an air-dry (0-18%), borderline (18-22%), or damp condition (>22%) and
quantifies this condition in terms of percent wood -moisture -equivalent (%WME).
188 GREENVILLE STREET TELEPHONE: (978) 346-4800
SPENCER, MA 01562 FAX: (978) 346-7265
Findings
Visible mold was confirmed on sheet rock walls and on wallpaper backing in both
the laundry room and stairwell. However, moisture readings taken in those
locations showed that the materials were in an air dry condition (less than 18%
WME) and thus, not generally conducive to further mold growth. Because
moisture levels were low and no mold -related damage to the walls was observed,
the sheet rock can be cleaned with a bleach and water solution or with an anti-
microbial agent, such as ShockWaveTM RTU (Shockwave), and then allowed to
fully dry. Shockwave is an EPA -registered disinfectant, sanitizer and cleaner
designed specifically for mold remediation contractors. When the walls are dry
they can then be painted with a mold -inhibiting paint. The affected wallpaper
should be completely removed and discarded.
Moisture levels throughout Unit 15-011 were all less than 10% WME. There was
no indication of water damage, musty odors, or other conditions that would
indicate that there are any mold -related issues within the apartment. As a
precaution, a small spot on the wood in the cabinet beneath the kitchen sink
should be cleaned as outlined above, even though there was no indication that the
spot was mold.
Should you have any questions or concerns please do not hesitate to contact me.
Respectfully submitted,
SNnN & f zwex Awomnw /NC.
Eric Hanson
Certified Indoor Environmentalist
Sknu & if+6S u Asvoc nw, /IVC
Page 2
SWA 15365
9/16/15
Appendix A
Photographs
Smfm s WE&= AStsMMnX, INC SWA 15365
Page 3 .9/16/15
Building 15 Stairwell
Building 15 Laundry Room
Grant, Michele
From: Sawyer, Susan
Sent: Monday, September 14, 2015 12:34 PM
To: Grant, Michele
Subject: FW: Chronic Mold Problem at Royal Crest
Attachments: Mold_Buildingl5_Hallway_Black_Mold_Closeup jpg; Mold_Buildingl5
_Hal lway_Black_Mold_2jpg; Mold_Buildingl5_Hallway jpg; Mold_Building15
-Lau ndry_Room_Black_Mold_Closeup jpg; Mold_Buildingl5_Laundry_Roomjpg;
Mold_Apartmentll_Kitchen jpg; Mold_Apartmentll_Kitchen_Sink jpg
From: Ashley Haskell [mailto:ashley617(agmail.com]
Sent: Monday, September 14, 2015 12:31 PM
To: Sawyer, Susan
Cc: mathew.bynum(a aimco.com; Vandal, Alise; Laura Callahan
Subject: Chronic Mold Problem at Royal Crest
Good Afternoon Mrs. Sawyer,
I am writing in regards to a chronic mold problem here at Royal Crest.
My son and I had gotten mold so bad in our previous apartment at Royal Crest that they moved us to a hotel, for
five months, and then Royal Crest moved us to a completely different building, where we now have mold again.
The black mold appears to be in the hallway and laundry room of Building 15, and it is in my actual apartment
in the kitchen of unit 11.
I have attached pictures of the hallway and the laundry room of Building 15, and the kitchen in my apartment.
I am asking that you please send out an inspector to test the mold because I cannot afford to have my son or I
get sick, be displaced, or lose any of our belongings again.
I realize your time is valuable and I appreciate you getting back to me when you can.
Thank you,
Ashley Haskell
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