Issues with Mold

Misael Herrera Granados · 2025-04-15T09:19:32-07:00

I have a problem with my rental property. I've had this rental property rented for a year and a half. In the beginning of the tenant's first annual lease, I had the property remediated for mold in the basement. After that, there were some foundation issues that caused some minor floods into the house, which were taken care of. She didn't complain about mold until around spring, when allergy season flares up. I told her that due to the foundation repair costs, I wasn't able to cover the costs for further mold remediations, but then she stopped complaining about mold all together for the rest of the year. Which told me that she was simply going through spring allergies. However, now - spring time again - she's complained about her symptoms flaring up again, so I had the house inspected for mold once again. And this time, the inspection came with the result of mold being all over the basement and needing to entirely gut the basement and disinfect all of it from mold. The costs of doing this is a fortune and would basically make my investment into this property a complete loss. My question is: I am definitely not in the position of doing these remediations, so should I sell the house or are there other avenues I can take?

Lateefah Mathews

Realtor · Atlanta, GA · Member since 2021 · 239 posts · 120 votes

1y

@Misael Herrera Granados Hey hows it going! Full discalimer first, I'm not familiar with Kansas landlord-tenant laws,however mold is definitely a serious issue. If the tenant decides to withhold rent or take legal action, this could lead to the property being condemned until the mold is remediated, which could cost you even more in the long run.

If the mold remediation is too expensive, selling AS-IS might be the way to go. You may have to adjust the price accordingly since you'll need to price it based on known issues. Just make sure to give your tenant ample time to vacate if you decide to sell.

If you have equity and don't want to lose it, another option could be to look into a HELOC, but you'd need to check if selling or a loan even makes sense in your market because you may end up with prolonged days on market. But if it's a hot market and properties are moving fast, it could be a good choice. If you decide to sell, start searching for a realtor ASAP!

2 Reply

Misael Herrera GranadosPro Member
OP
Financial Advisor · Olathe, KS · Member since 2022 · 36 posts · 9 votes
1y
Quote from @Lateefah Mathews:

@Misael Herrera Granados Hey hows it going! Full discalimer first, I'm not familiar with Kansas landlord-tenant laws,however mold is definitely a serious issue. If the tenant decides to withhold rent or take legal action, this could lead to the property being condemned until the mold is remediated, which could cost you even more in the long run.

If the mold remediation is too expensive, selling AS-IS might be the way to go. You may have to adjust the price accordingly since you'll need to price it based on known issues. Just make sure to give your tenant ample time to vacate if you decide to sell.

If you have equity and don't want to lose it, another option could be to look into a HELOC, but you'd need to check if selling or a loan even makes sense in your market because you may end up with prolonged days on market. But if it's a hot market and properties are moving fast, it could be a good choice. If you decide to sell, start searching for a realtor ASAP!

Hello Lateefah, would selling the house with a tenant in it be a bad idea?
0 Reply
Lateefah Mathews
Realtor · Atlanta, GA · Member since 2021 · 239 posts · 120 votes
1y
Quote from @Misael Herrera Granados:

Quote from @Lateefah Mathews:

@Misael Herrera Granados Hey hows it going! Full discalimer first, I'm not familiar with Kansas landlord-tenant laws,however mold is definitely a serious issue. If the tenant decides to withhold rent or take legal action, this could lead to the property being condemned until the mold is remediated, which could cost you even more in the long run.

If the mold remediation is too expensive, selling AS-IS might be the way to go. You may have to adjust the price accordingly since you'll need to price it based on known issues. Just make sure to give your tenant ample time to vacate if you decide to sell.

If you have equity and don't want to lose it, another option could be to look into a HELOC, but you'd need to check if selling or a loan even makes sense in your market because you may end up with prolonged days on market. But if it's a hot market and properties are moving fast, it could be a good choice. If you decide to sell, start searching for a realtor ASAP!

Hello Lateefah, would selling the house with a tenant in it be a bad idea?

No, selling with a tenant in the house isn't necessarily a bad idea. As long as you give your tenant proper notice and they’re ready to move out by closing, it can work. If you’re selling to an investor, they might actually prefer to keep the tenant for cash flow. You can also work around the tenant’s schedule by setting showings for times they’re not home, which keeps it easy for everyone.

1 Reply

Caleb Brown

Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes

1y

You would need to do those repairs so I think selling would be your best option. If you have equity you could use a HELOC or refi but then you'd make the numbers tight. If something else pops up it'd further sink things. If you do sell I would still gut the basement so it's a clean slate for the next buyer, it'd be more transparent so the next buyer can have accurate numbers. If there is mold that tenant needs to vacate ASAP, not healthy and can be dangerous if they are staying.

1 Reply

Chris SeveneyBusiness Member

Moderator

Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes

1y

Who did you use to test for mold? The reason being is mold is everywhere. You only require to remediate it when the testing shows the indoor mold is very different than outdoor mold

did you test both indoor and outdoors ?

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Misael Herrera GranadosPro Member
OP
Financial Advisor · Olathe, KS · Member since 2022 · 36 posts · 9 votes
1y
Quote from @Chris Seveney:

Who did you use to test for mold? The reason being is mold is everywhere. You only require to remediate it when the testing shows the indoor mold is very different than outdoor mold

did you test both indoor and outdoors ?

Hello Chris,
I used Richards Remediation. He didn't test any of it, he just said there was mold and it required the entire basement to be gutted.
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Eshe Harvey

Developer · Chicago · Member since 2025 · 111 posts · 103 votes

1y

That makes the situation even tougher- I really appreciate you being transparent about it. If gutting is not financially possible, maybe look into mold remediation grants, local housing assistance, or insurance options that may help offset some of the cost. In some area health/safety issues like mold can qualify for specific funding or support.

If that is not viable, selling to a cash buyer or investor who specializes in heavy rehabs might be the cleanest way to move forward without going deeper into a loss. It won't be ideal, but it could protect your peace and pockets in the long run.

Wishing you clarity and resolution soon- this is the type of situation that reminds us why risk management is so key.

3 Reply

Misael Herrera GranadosPro Member
OP
Financial Advisor · Olathe, KS · Member since 2022 · 36 posts · 9 votes
1y
Quote from @Eshe Harvey:

That makes the situation even tougher- I really appreciate you being transparent about it. If gutting is not financially possible, maybe look into mold remediation grants, local housing assistance, or insurance options that may help offset some of the cost. In some area health/safety issues like mold can qualify for specific funding or support.

If that is not viable, selling to a cash buyer or investor who specializes in heavy rehabs might be the cleanest way to move forward without going deeper into a loss. It won't be ideal, but it could protect your peace and pockets in the long run.

Wishing you clarity and resolution soon- this is the type of situation that reminds us why risk management is so key.

This is an AWESOME thought! I had not thought about this at all. I'll have to look into assistance for remediations.
1 Reply

Nathan GesnerBusiness Member

Moderator

Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

1y

It sounds as if you failed to properly dry it out after the water intrusion.

Gutting the basement can be done by you for much cheaper, but I suspect you don't have the time or experience to do this correctly. Selling will be tough because anyone interested in it will low-ball you due to the renovation cost.

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Misael Herrera GranadosPro Member
OP
Financial Advisor · Olathe, KS · Member since 2022 · 36 posts · 9 votes
1y
Quote from @Nathan Gesner:

It sounds as if you failed to properly dry it out after the water intrusion.
Gutting the basement can be done by you for much cheaper, but I suspect you don't have the time or experience to do this correctly. Selling will be tough because anyone interested in it will low-ball you due to the renovation cost.

I could actually gut the basement myself. Finding time will be difficult, but if it's a fortune to have someone else do it, I can make the time. The only think I don't have experience with is the cleaning and sanitizing of affected areas.
0 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
1y
Quote from @Misael Herrera Granados:

Youtube it. You can gut the place, ensure everything is dried out, and clean out the mold for 1/4 what they will charge. After that, hire a professional mold company to test and verify it's remediated.
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Eshe Harvey

Developer · Chicago · Member since 2025 · 111 posts · 103 votes

1y

I am glad I could help! Please keep us updated.

1 Reply

Nathan GesnerBusiness Member

Moderator

Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

1y

Mold isn't that complicated. It requires two things to thrive:

1. Moisture

2. Food (dust, paper, wood, etc.)

3. Oxygen

4. Suitable temperature (generally 40 - 100 degrees Fahrenheit)

The easiest solution: remove the water source. If your basement leaks, stop the leaks and dry it out. If it's an old leak, but you still have mold, it's because you haven't properly dried it out and there's enough moisture the mold can survive.

The steps I would take:

1. Stop the Water Source

☐ Inspect for leaks: Check walls, floors, windows, plumbing, and foundation for signs of water intrusion.
☐ Check exterior drainage: Ensure gutters, downspouts, and grading move water away from the home.
☐ Fix the issue: Repair any plumbing leaks, foundation cracks, or window well failures. Consider adding a sump pump or waterproof membrane if needed.

2. Dry Out the Basement

☐ Remove standing water: Use a wet/dry shop vac or a sump pump.
☐ Run high-capacity dehumidifiers: Run continuously to bring humidity below 50%.
☐ Use fans and ventilation: Open windows and run box fans, blowers, and heaters to speed up drying.
☐ Remove wet materials: Pull out soaked carpet, insulation, drywall, and anything organic.

3. Contain the Area (Prevent Spread)

☐ Seal off basement from the rest of the house: Use plastic sheeting and tape.
☐ Wear protection: Use gloves, N95 respirator, goggles, and protective clothing.

4. Remove and Clean the Mold

☐ Cut out moldy drywall, wood, and insulation: Anything that can’t be fully cleaned should be removed and disposed of.
☐ Scrub hard surfaces: Use a mixture of detergent and water or a commercial mold remover. Do not use bleach on porous surfaces like wood or concrete—it doesn't penetrate.
☐ HEPA vacuum everything: Use a vacuum with a HEPA filter to remove spores from surfaces.

5. Treat the Area

☐ Apply an antimicrobial treatment: Spray a mold-killing solution like Concrobium or Mold Armor on all surfaces.
☐ Seal surfaces (optional): Consider painting wood framing or concrete with mold-resistant paint or sealer.

6. Verify Air Quality

☐ Test for mold spores (optional but ideal): Hire a professional or use a mold test kit to confirm air is safe post-cleanup.

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2 Reply

Misael Herrera GranadosPro Member
OP
Financial Advisor · Olathe, KS · Member since 2022 · 36 posts · 9 votes
1y
Quote from @Nathan Gesner:
Mold isn't that complicated. It requires two things to thrive:
1. Moisture
2. Food (dust, paper, wood, etc.)
3. Oxygen
4. Suitable temperature (generally 40 - 100 degrees Fahrenheit)
The easiest solution: remove the water source. If your basement leaks, stop the leaks and dry it out. If it's an old leak, but you still have mold, it's because you haven't properly dried it out and there's enough moisture the mold can survive.
The steps I would take:
1. Stop the Water Source

☐ Inspect for leaks: Check walls, floors, windows, plumbing, and foundation for signs of water intrusion.

☐ Check exterior drainage: Ensure gutters, downspouts, and grading move water away from the home.

☐ Fix the issue: Repair any plumbing leaks, foundation cracks, or window well failures. Consider adding a sump pump or waterproof membrane if needed.

2. Dry Out the Basement

☐ Remove standing water: Use a wet/dry shop vac or a sump pump.

☐ Run high-capacity dehumidifiers: Run continuously to bring humidity below 50%.

☐ Use fans and ventilation: Open windows and run box fans, blowers, and heaters to speed up drying.

☐ Remove wet materials: Pull out soaked carpet, insulation, drywall, and anything organic.

3. Contain the Area (Prevent Spread)

☐ Seal off basement from the rest of the house: Use plastic sheeting and tape.

☐ Wear protection: Use gloves, N95 respirator, goggles, and protective clothing.

4. Remove and Clean the Mold

☐ Cut out moldy drywall, wood, and insulation: Anything that can’t be fully cleaned should be removed and disposed of.

☐ Scrub hard surfaces: Use a mixture of detergent and water or a commercial mold remover. Do not use bleach on porous surfaces like wood or concrete—it doesn't penetrate.

☐ HEPA vacuum everything: Use a vacuum with a HEPA filter to remove spores from surfaces.

5. Treat the Area

☐ Apply an antimicrobial treatment: Spray a mold-killing solution like Concrobium or Mold Armor on all surfaces.

☐ Seal surfaces (optional): Consider painting wood framing or concrete with mold-resistant paint or sealer.

6. Verify Air Quality

☐ Test for mold spores (optional but ideal): Hire a professional or use a mold test kit to confirm air is safe post-cleanup.
This is VERY helpful! Thank you very much for this. I'm going to be using this as a manuscript if I end up doing the work myself (which I'm probably going to end up doing).
0 Reply

James Hamling

Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes

1y

An FYI @Misael Herrera Granados, what that vendor did was not testing for mold, he was quoting/selling for a job.

Mold testing is bringing in an air quality engineer. They setup a few devices that take air readings both inside and outside the home.

Than you get a report that says exactly what mold is found, and in what quantities.

Yes, there is different kinds of mold, and yes it matters.

Than when done cleaning up a place, they come back out and do it all over again, so that you get that final report showing all is back within healthy normalized ranges. This report is also important.

Mold is serious, it can and does make people sick, it can make them really sick. And the rare really bad strains of mold, it can kill, no joke. So take it serious until you know it's not serious.

Clean-up is rather simple. Water is the #1 thing, no water = no way for mold to propagate.

Mold is literally everywhere, it's in the air all around us 24-7. The issue isn't mold being in a home, that's a misconception people have, the issue is it growing and the quantity of spores in the air.

And keep in mind your lungs are a great incubator for it too so wear a good quality respirator when cleaning it up. Full face mask with the pink filters, they got em at home depot.

Priority is getting place dried out. You can do that rather cheaply, and quickly so get on that STAT.

1 Reply

Marc Winter

Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes

1y

Did you only get 1 'estimate'? sounds like this contractor was just looking for a big payday. check around with other remediators, and check with your local r.e. meetup group for recommendations.

Do that before you decide on the final disposition of the property. (A written estimate from an established remediation company will go a long way to alleviate buyer lowballing in a sale negotiation.)

1 Reply

Misael Herrera GranadosPro Member

OP

Financial Advisor · Olathe, KS · Member since 2022 · 36 posts · 9 votes

1y

Thank you for this, @James Hamling and @Marc Winter. Since he didn't actually test it, that could be a red flag. All he said is, "there's mold and I can see the mold so I don't even need to test it." I'll get an air quality inspection done on it. I haven't been involved in any meetups in the recent months, but do either of you know of a well known air quality inspector?

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Issues with Mold

Issues with Mold

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17 Replies

1. Stop the Water Source

2. Dry Out the Basement

3. Contain the Area (Prevent Spread)

4. Remove and Clean the Mold

5. Treat the Area

6. Verify Air Quality

1. Stop the Water Source

2. Dry Out the Basement

3. Contain the Area (Prevent Spread)

4. Remove and Clean the Mold

5. Treat the Area

6. Verify Air Quality