"There is some black, fuzzy stuff growing under one of the vent covers. I don't know what it is, not being a certified MOLD inspector or anything of the sort, but it looks a whole lot like some kind of fungus. I do know one thing; I wouldn't eat it, and I don't think I want to breath it. You'd better get a CERTIFIED MOLD guy to come in and take some samples of it to determine its toxicity.

I suspect that the black, fuzzy, unidentified living stuff is growing there because of the condensation I found on the vent cover, which led me to the invasive act of removing the vent cover in the first place. I also suspect that the condensation is present because of one or more of the following conditions:

A) The insulation on the duct at that point is loose, and some of it has been stolen by the Norwegian rats living in your attic. I know this because one of them tried to bite me when I disturbed its nest (see accompanying photo of squiggling baby rats in nest).

B) Much of the rolled batt in the area surrounding the vent has also been stolen by rats.

C) The filter located at the return air duct has not been changed since Adam was a baby, sorely affecting the A/C system's ability to dehumidify the indoor air. This probably means that your A-coil is infested with fungal material also, but I can't be sure because the coil itself was not visible nor accessible during the time of the inspection. Investigation with a flashlight did reveal, however, gooey black stains around the condensation drain, which also looks suspiciously like fungal stuff. I should reiterate, however, that I am not a CERTIFIED MOLD guy. I encourage you to attain the services of such an individual to ascertain definitively and scientifically these observations, as certain types of fungal stuff (MOLD) are toxic to individuals, especially small clildren with developing lungs.

D) The attic area is lacking any soffit venting, depending solely on gable venting to remove all the water vapor being pumped into the attic by the bathroom vent fans, which are not vented to the outside of the home as they should be.

I recommend bringing in a licensed rat killer, a duly licensed and CERTIFIED MOLD guy such as Scott Patterson, a licensed and insured rolled batt insulation installing person, a licensed, insured HVAC contractor to change the filter and clean the A-coil and condensate drain, and a qualified soffit vent installing contractor guy to ensure proper attic ventilation, and, last but not necessarily least, a qualified bathroom vent installing guy. It may also be necessary to bring in a qualified roofing contractor to go behind the bathroom vent installer guy."

I think the above comments would be sufficient to get the point across in a report, but, what do you guys think? Or, would the agent consider me an "alarmist", or worse still, a "deal killer?"

Victor? Scott?