Mold found under bathroom sink countertop

[Cali Skier]

We have nice house where tenants found mold in 2 locations.  Well I think its only in one location

Questions... How would you handle the situation below?  I know nothing about mold or repercussions of dealing with mold and tenants.  

1. I am thinking of just replacing the countertop in the guest bathroom only

2. If I need to replace the countertop in the kitchen also I am not going to be able to match what's there, I am thinking of just doing granite throughout the house for $2,500 kitchen and 2 baths.  Its not uncommon for houses in this neighborhood to be upgraded to granite.  But wife thinks it wont attract tenants much

3.  I would like to just go in with bleach myself and scrub it and kill it but wife says these tenants will expect a pro to come in and is concerned about me disturbing it and getting in the air.

4. Is there anything else I should be worried about in this situation?

1st. Guest bathroom.  It appears that the mold is only confined to the underside of the particle board countertop around the sink edge.  

2nd. Kitchen sink, the black eaten away part 7:00 from the hoses coming down from the bottom of the sink.  Tenant thinks this is mold.  There was a leak at that location 3 years ago that I fixed.  I don't know or really think there is mold there. 

[Cali Skier]

Quote from @Nathan Gesner:

Quote from @Cali Skier:

This is an example of how a property manager can benefit a Landlord.

Your tenant is exaggerating the entire situation, which causes you stress and will result in you spending hundreds, maybe thousands of dollars, to fix a problem that doesn't exist.

Why is the tenant looking under the bathroom counter? That only happens if they are looking for a problem or working on plumbing. Either one is a red flag.

This appears to be discoloration of the particle board from water exposure. It does not appear to be mold. Even if it were, it's unlikely to be a large enough amount. Even if it were, it wouldn't be airborne because it's inside a cabinet. Even if it were airborne, it may not be a type of mold that causes irritation or sickness.

Mold requires moisture and a food source (usually dust). Treat the spot with a bleach solution, then paint over it with an oil-based primer which will seal it in permanently. Make sure the sink and faucet are properly sealed to prevent more water from leaking through. Then have the tenant look at it once a month to see if it comes back.

It behooves owners to educate themselves about mold because it's an increasingly common complaint, particularly from Tenants trying to get out of a lease or squeeze the Landlord for money/renovations. I keep the following guide handy, then I have a form letter I send to tenants any time they complain about mold that instructs them on how to remediate.

https://www.epa.gov/mold/brief...

Nathan, Thank you Thank you!  very much for the post, this is how we learn.  I do believe it is mold, we had an inspector tell us it was unofficially, we are waiting for the results.  To your point about Tenants using this as a squeeze, I am savvy to that, but also why I come here to check myself.  And i appreciate you validating my concerns.  I don't believe its really that big of a deal, but I also don't think these tenants are trying to squeeze us, we have gotten to know them, they are just really meticulous.   I have a PM on my moms property and I see your point there she makes all the problems go away and for my situation with my mom and my family, that is the way to go.  Also I am watching that PM and learning about the benefit I get from having one and testing the stress level I have on my own personal 3 properties from not having one.  On the personal properties currently my wife and choose to DIY, its just our decision that works for us.  We do save quite a bit a year on fees for all of them.  The cost we pay (like in this situation) we have considered "tuition" and has helped us grow.  We do have 2 PM coaches, one local and one a step brother in California.  We also have BiggerPockets, (and you in this post, thank you!). 

I am the repair man and I have learned a lot about houses (and people) in the 5 years I have done this.  Has it been stressful? to your point, at times yes totally.  But it has also taught us a lot and given us so much pride in what we do and who we have grown into in this side business.  My favorite day is the first of the month.  :)

Mold requires moisture and a food source (usually dust). Treat the spot with a bleach solution, then paint over it with an oil-based primer which will seal it in permanently. Make sure the sink and faucet are properly sealed to prevent more water from leaking through. Then have the tenant look at it once a month to see if it comes back.

That is exactly what I thought I needed to do, but my PM "coach" said get a pro in there to appease them.  But I am going to Kilz it and calk it right after that just to make it go away.

Thank you for sending the link about mold, I did a quick skim and texted it to my wife for us to read while we watch football this afternoon, super nice of you and very helpful to us.