Tenant feels there is mold in the AC ducts - what to do?

Question

I’ve got a new tenant who states he believes there is mold in the AC ducts. He has stated he is sensitive to mold & allergens. He filters his side of the property with HEPA filter system & MERV 14 (I believe) return AC filter. He moved in 1 month ago from another state (Midwest) and attributed it to feeling unwell. He came to this conclusion after violating the lease wherein it states, “Residents agree not to tamper with any mechanical equipment stored in this area [attic]”. He opened the air handler to install a UV light and found a dirty evaporative coil, which I have since then cleaned appropriately. Now he thinks the AC ducts need to be sanitized. I told him that we could discuss options.

My AC guy states, after extensive discussion, it was just dirt and a dirty coil.

We live in the south (New Orleans), so naturally life is incredibly humid. We have weekly localized flooding, although the property takes no water. So mold is relatively abundant outdoors. Additionally there’s an incredible amount of roadwork on our street.

I’m sort of just gathering opinions and trying to render a good and fair decision. I have many people in my ear telling me to let him know he can leave. No one except the mold remediation salesman is onboard with paying $1800 to clean the duct work. I owner occupy this property, so if there was an issue, I’m almost certain I’d be experiencing it too. Please let me know what you all think.

Brit F. · Answer

@Aiden Harris, what about getting an air quality test to determine if there is any mold actually present?  Let the tenant pay for it initially, and if mold exists, you can reimburse him and fix it.

Brent Paul · Answer

It sounds like your tenant is looking for a way out of the lease.  I can't say I have ever heard of mold in the vents.  However they can accumulate a lot of dust or dirt over time.  With all the pollen and other particles in the air outside there is no way to prove it's from inside the house.  Everything including shoes, clothes, etc will have tiny particles on them.  Unless he is living in a sealed bubble he's going to have to deal with it wherever he lives.

My first realtor was sensitive to mold.  So much so she would puke if any mold was detected.  Most of this was from older homes with leaky basements.  It worked to our advantage as we would send her in first.  If she ran out ready to puke we didn't even consider it.

Theresa Harris · Answer

@Aiden Harris  I'd listen to the 'people in your ear' telling you to let him out of the lease.  If you live in the other side of the house and your AC guy said it was just dirty, I'd have it cleaned.  Plus if the tenant has an air filter on his side, that should remove any particulates in the air.

Jordan L. · Answer

Another vote to let him out of the lease.

Mike Franco · Answer

i heard that putting such a restrictive air filter will put excessive strain on your hvac, and it might fail early.

If I had my way, I would give him a lifetime supply of antihistamines.

Certainly cheaper than the damn $2000 duct cleaning, which is only temporary at best.

You could probably get new ducts for that price.

hypochondriacs are the worst.

Dennis M. · Answer

Use the happy clause .. rid yourself of this idiot

Matt K. · Answer

This is tricky, there's no clear or defined acceptable level of mold. You can have a range and there's industry standards, but that's a suggestion.

You really have only two options:

1) get an air sample performed. Use someone who doesn't do remediation or if they do warranty their work with a test performed after any work is performed (if needed).

IF you go this route, I'd suggest getting it in writing who will pay for the testing if it comes back negative. I'd also get it in writing that if it's found to be acceptable by the company performing the test that this will satisfy the maintenance request and no other action will be taken.

IF it comes back positive you'd either fix and pro rate the rent or void lease and let them out.

2)Or just skip it and let them out and explain no repairs will be made if they decide to stay.

Unless you want peice of mind or some answers you're better off finding someone new that's a better fit.

Matt R. · Answer

I can get a "regular" air duct cleaning done for less than $200 on a 3 bed/1 bath, 1000 sq ft house.  I suspect it won't placate your tenant, but you might consider that as something to try.

Other than that, I agree with all the other voices that are telling you that he is trying to get out of the lease.

Aiden Harris · Answer

@Theresa Harris thanks for the reply. Another concern is exposure to risk related to him claiming mold in apartment. There is none visible or observable.

Tenant feels there is mold in the AC ducts - what to do?

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