Buying a Property with Mold in it

[Danny Duran]

BP community--I went under contract on a north side Chicago multifamily property (4-flat) this week (thanks @Brie Schmidt  ). Basic inspection (thanks @George Foster ) and mold inspection occurred on Wednesday. There was mold found in several places. Not just in typical moist areas like bathrooms--but in the corners of closets, under sinks, under a staircase and around garden unit windows and some walls. 

The mold inspection results, which include air analysis for airborne mold, won't be ready until 9/30/14.

The inspector wasn't too worried about the garden unit mold because it's common in basements. A dehumidifier is a must there and would prevent future mold from forming (after the current mold is re-mediated). The under-staircase, under-sink, closet corner, was of concern. If remediation is required, I would need to hire a special team to seal off mold areas of the units with plastic and execute the removal. 

I've never had to deal with mold in a building, let alone one I may purchase. I'm looking for guidance from the BP community on mold issues, what I need to know, and what to consider if I decide to move forward with the purchase. I plan to rehab these out of date units and can't risk kicking up mold and spreading it around the property. Does anyone have stories (good or bad) to share about mold issues in properties?

My first thought is to go on Angie's List for remediation providers. However, I want to crowdsource from the Chicago BP community as well. Please recommend mold remediation companies that did a good job for you. 

Another note, this property is sold "as-is." I need to quantify the re-mediation costs so I can request a justifiable credit from the seller. You're insight is greatly appreciated!

[Travis West]

@Danny Duran and others here.

Everyone who invests in residential or light commercial real estate should have a copy of this document on their computer, iPad, or similar digital device.

This makes a quick read and explains the hazards and pitfalls of remediation. It also provides some common sense solutions to resolving mold on construction materials. 

• There are many solutions that you can do yourself.
• There are some that you never want to do yourself.

The EPA guidance on mold issues is here:  http://epa.gov/mold/moldguide.html

The digital copy of the same information is here: http://epa.gov/mold/pdfs/moldguide.pdf

This document does not help you estimate costs for repairs, but does help you see through the "smoke screen" that many remediation companies will put up when talking about mold in homes.

In spite of what John D. recommended in his response above, the use of a chemical or biocide that kills organisms such as mold (chlorine bleach, for example) is not recommended as a routine practice during mold cleanup.  This is because "a dead mold is just as harmful to the hypersensitive as a live mold!"  Why you may ask is that?  Well, the mold hyphal matter (the spores/seeds, branches, etc.) have the allergen in their proteins.  Killing mold does not inactivate the proteins.  I can cite numerous instances where killing mold in an area occupied by hypersensitive people did NOT stop their symptoms.  That's because they were still breathing in the (now dead) hyphal matter and said matter contains the proteins that they were reacting to.  So they keep on reacting to the molds (dead or alive)!

Rather, remediation (as in removal of mold-contaminated materials) is the way to go.  In the case of structural wood (studs, sill plates, headers, wood framing, etc.) that has mold, it is best to HEPA vacuum, then wipe with a solution of mild soap (dish soap) and water.  Allow it to dry then revacuum the surface.  If there is discoloration in the wood pores then you can do a light sanding, HEPA vacuum, wipe with the soap/water solution, allow to dry and HEPA vacuum again.  Light sanding does not impact the structural integrity of structural wood.

Following that, a treatment with Kilz or Fosters encapsulating paint on the structural wood is OK as that will ensure that any hyphal matter that you missed does not become further airborne.

Mold investigations and remediation are a science.  But there is lots that investors can do to reduce their costs - and their ultimate exposure.  The downside is ...

If you do it wrong, you now have a much greater exposure than you ever want!

Download the document and read it thoroughly.  
That should give you the knowledge that you need to deal with mold.

Travis West, CIEC, MAC0325

1. CIEC - Certified Indoor Environmental Consultant, American Council of Accredited Certifications
2. MAC0325 - State-licensed Mold Assessment Consultant, Texas Department of State Health Services