All Forum Posts by: Travis West

@Justin Harrell 

See my response to this issue under another forum post titled "Mold Disclosure."

It it easier to reference they post than to retype it here. 

Travis West

@Alan A. 

The contractor was likely talking about a case where the water source may have come from a common area.  That is an area that belongs to the "condominium association" rather than individual owners.  That would involve sources in the common hallways, common mechanical chase, at the elevators, near windows at the end of the hallway, etc.

I agree with Steven that the owner above or a neighbor to the side would be liable if the mold was caused by something that occurred in their spaces.

As for saleability of the condo, I'd say that so long as you remove it in a safe manner and have some kind of documentation that it was done by professionals who stand by their work (and carry general liability and environmental liability insurance) then the fact that mold was there at one time should NOT be an issue affecting the sales price.

Good luck.

Travis W.

@Patrick M. 

Your decision to disclose or not is usually an issue regulated by your state's real estate commission.  That's the same group who licenses real estate agents, and authorizes training for the real estate industry.

If a Realtor® in your state has a disclosure form that they commonly use discussing mold or other environmental issues, then your decision to NOT use one makes your transaction "unique" and may also open you up to certain liabilities.  (I am not an attorney, but I do expert witness work FOR attorneys on a variety of mold-related issues.)

Often times, I tell folks to take photos of how bad it was in the beginning, how it looked when it was all cleaned up, and then how the finished product (rebuilt area) looks today.  That's good documentation for any buyer.

Now whether you choose to do it yourself or to use outside help is another important issue.  It's like flipping a coin where one side says "do it!" and the other says "hire it!"

Outside Help
The first side of the financial coin that you're considering flipping involves how much you will pay to have a third-party do the work for you.  If you choose to go that route, then ideally, you'll want a consultant to come in and test (to prove that the problem is/isn't isolated to the area with the obvious mold), and you may even want them to write a "scope of work" to complete the remediation (mold tear out language).  Then, you'll take the scope of work to a remediation company who will do the actual work (tearing out the mold contaminated materials).  When they say they are done (and they confirm that they followed the scope of work) then you call the consultant to come back in and retest the areas.  The consultant will inspect the work that was done, test the air, and give you a report that all is well (hopefully).  That "clearance report" can then become part of the sales documents showing the buyer that while there was a problem, you fixed it and they have no reason for worry.

Do-It-Yourself (DIY)
You will save money if you do it yourself. You can also screw it up MUCH worse if you don't know what you're doing or you aren't careful in all steps of the process. If you do it yourself, you will pretty much eliminate the pre-test, remediation work, and post-test costs. But if you don't follow some kind of written guidelines, you are sure to screw it up. What's your option? I'd say review this document put out by the US EPA and decide for yourself how much work you really want to do.

A Brief Guide to Mold, Moisture, and Your Home

This first document discusses how moisture happens and how it supports the growth of mold.

Mold Remediation in Schools and Commercial Buildings

This second document is the "all encompassing guide" on how to manage and remediate mold from all types of buildings (residential too). This is the common type of guidance that a "scope of work" to remediate mold will include.

Your Sales Price
You asked if the presence of mold will lower the sales price.  It shouldn't!  I guess it depends on how hot the market is in your city.  

I am from Texas.  We've lived with the "toxic mold" issue since 1998 (and earlier).  I would say that having had mold somewhere in a home is not the same type of issue that it 16 years ago. 

Buyers have a better understanding of what it is and what it can do.

Sellers have a better understanding of how to market the home.

Buyers usually know that if it's done right (professionally) then their cause for concerns is pretty small.  Most buyers ... not all buyers.  You just have to find the one who wants it!

Sorry if I meandered around this answer.  It's not black and white, cut and dried, or ying and yang!  While we do  know what to do based on years of experience, every situation is different.  

If you'd care to show us some photos or provide more details then I can certainly give you a more detailed answer (he said facetiously).

Good luck!

Travis West
CIEC - Certified Indoor Environmental Consultant, Certified by the American Council of Accredited Certifications
MAC0325 - Licensed Mold Assessment Consultant, Texas Department of State Health Services

 Keywords: toxic mold, black mold, water damage, mold remediation, stachybotrys, mold disclosure

Bryan. 

In instances where the paneling or gypsum wallboard have been saturated for a long time, you'd likely want/need to remediate (remove and discard) them.   There is not likely going to be much structural integrity left in those materials. 

We routinely recommend removal df the types of damage that your photos show since it is much less costly than trying to clean it. 

There are certainly companies that will try to tell you that they can spray a biocide on the mold and kill it and they are right. That is not going to solve your issue here though.   The"true allergen" involving mold is in the proteins of the spores and hyphal matter (microscopic mold sticks). Spraying it to kill it will not remove those proteins. Consequently ... And remember this ...

A DEAD MOLD IS JUST AS HARMFUL AS A LIVE MOLD !  There is absolutely NO DEBATE on the importance of this issue. Children, elderly, and hypersensitive (asthma and allergies) individuals can ALL be impacted by mold proteins. 

Don't bother with killing it. It is not going to solve any problems. 

Cut out the damaged material. 

Have a professional do it under containment (plastic containing walls, air scrubbers, etc.) and you can be assured that it is not going to get you sued in the future. 

As for the other house you are looking at, I'd say plan on a full remediation in the basement and consider some measure of remediation in the bathrooms. 

Find a professional )probably a mold consultant) that you can trust. Get their opinion after an onsite visit.  This can't be determined in an online forum. 

Good luck. 

Travis

Hello all.

All molds are "toxic."  Most are only toxic to other molds.  The toxins are created as a defense mechanism and allow one type of mold to KILL and overtake another mold's real estate.  (Really!  It's a real estate "play" at the mold's level!)

There are some people who claim that their central nervous systems are effected by exposure to mold toxins (Stachybotrys toxins are the most commonly blamed culprit) but while there are TONS of anecdotal claims, there is virtually no scientific evidence that this occurs.

Whether or not the presence of mold MUST be disclosed is usually an issue governed by a State's real estate board.

I am from Texas.  In Texas, there is a specific disclosure form for mold (that is separate from other environmental issues), so you cannot avoid the disclosure ... or you are liable if you do.

Travis West
CIEC (Certified Indoor Environmental Consultant)
MAC0325 (Licensed Mold Assessment Consultant, Texas Department of State Health Services)

jasmine.

Provide some more specific details on the leak source or the extent of damage and you will get a more direct answer.

The process of remediating mold contaminated construction materials can run from $500 to $50,000.

Travis West

William.

The Atlanta area has some of the best mold labs in the country. You might try one of them for a consultant referral.

You might also give my friend Walter Carter a call. He is at 706-278-3202. Walter is a very logical and down to earth environmental consultant that has done this type of work in residential properties for many years. He is in Dalton but doesn't mind some travel.

Your mention of a "blue hue like bread mold" on the surface of shoes points to a chronic humidity issue. On the one hand, it could be caused by a water leak somewhere else in the third unit. Often though, this will occur on leather shoes, belts, and even dark colored clothing because of poor (or no) air movement in the closet.

The rest of the unit could feel comfortable, but Any area that is not getting a good mix of conditioned air will stagnate and the moisture will build up.

You might consider putting a dehumidifier at or near the closet to see if that pulls moisture out of the space. Tightly packed clothes on hangers can hold a lot of moisture.

Good luck.

Travis West

Raymond.

Thanks for the help. That clearly explains why I can't tag anybody using my iPad. Additionally, none of the names are listed "at the bottom" as you suggest.

Since most of my posts are on the run, I will just forgo tagging names in my responses.

Travis

@Gerald K. And @Steve Babiak are correct. The mold can certainly grow on (and in) the grout.

Ceramic or any type of hard baked tiles are considered non-porous. They can be reused provided you remove as much of the grout as possible and then clean them effectively.

Travis West

thanks @Ginger C. Great idea!

Travis