Tenant reported fungus/mold on a small section of the bedroom ceiling

[Carlos Lez]

I was notified yesterday that a tenant 's friend had noticed a water damage and fungus/mold patch on their bedroom ceiling when they entered their unit yesterday, 

BACKGROUND: Please note that the tenant has been out of town for over 2 months  and a friend occasionally goes to deliver their packages etc when they noted this. We have had pockets of intense rain for 3 days and then dry hot periods this winter. 

Our roof was replaced 2024 January but no leaks seen in 2024. There is a patio around the general area (not touched during the reroof) on this water damage and it could be the patio or the roof that is causing this leak. Please note that the patio has been fine all along before the re-roof so it is likely still okay but this has to be determined by opening the ceiling and then first flooding the patio to see if there are leaks, if not then it is the section of the roof. I have a few questions relating to this , that I'll be grateful if you can help me address. There are a lot of dependencies here;

The tenant wrote ;

I will return in 2 days. In the interim, could you provide me with a detailed timeline for the assessment and repairs for this issue? Additionally, could confirmation of habitability with an official mold inspection and testing of air quality be provided in accordance with California Health and Safety Code (HSC §17920.3) and Palo Alto Municipal Code 9.72?

I am concerned about the impact on my health. While testing, assessment for mold, and repairs are conducted, will there be assistance in relocation? I would like to stay in comparable housing in the interim.

I need help with the following;

1) When they say 'comparable housing', am I obligated to provide a 1 bedroom apartment or a hotel room would suffice?

2) The black patches are only on the bedroom ceiling. Could I block off the bedroom for 4-5 days while the work gets done and offer them to stay in the living room on their mattress or sofa bed for a reduced rent.

3) Could I offer to let them to find their own place for the few days and refund them per diem for the days they have to live elsewhere. Please note we are not asking them to move anything out of the apartment.

4) They have renters insurance. Should their insurance pay for hosting them but how can we ensure that their insurance company does not subrogate the landlords policy (their lease clearly states that).

[Henry T.]

Quote from @Carlos Lez:

Quote from @Henry T.:

If its wet you have a leak. If it's dry, cover it with a oil based primer, then 3 hours later paint it. Done.

 it is dry and the section is not that large. We cut open the drywall and pulled out the insulation to identify the source of leak on the roof. There was no mold or wetness found. Now I just need to replace it with new sheetrock.

Any recommendations on if I should spray anything inside before putting in the new insulation battings and closing this up, in case there are any lingering spores?  Also what is your advice on what to prime the new sheetrock with to just be sure nothing else erupts later. 

I will get a air quality assessment done to be sure it is all good before the tenant moves back in.

Also are there any recommendations for licensed air quality inspectors who can certify in the SF Bay Area? Thanks for the engagement.

 Here's my take on the matter. You go to a surgeon, and they'll cut you. Go to a holistic doc and he might give you some herbs. Air quality assessment? F that! If I was gonna go that route, I'd better see webbing that I have to fight thru the room with a machete. We're all gonna die!! But not from mold....If there's no wetness, there's nothing to worry about. Close it up, paint, and find some older tenants that haven't been brainwashed.