Mold infestation in one of my rentals

General Landlording & Rental Properties
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Mold infestation in one of my rentals

William George spear
Mount Dora, FL · Member since 2016 · 6 posts · 2 votes

My Tenant reported visible mold gray color on curtains and wood furniture in house. Florida house circa 1970, plaster walls 735 square feet 2/2 in good condition. A/C air handler in attic, no visible roof leaks or any visible any leaks of any kind.The house has gable and ridge vents. There is no fan in the bathroom.  I am a home inspector and checked it out.  I sent out a specimen to pro lab yesterday and will not receive results until probably next Tuesday. After inspecting the house there was considerable condensation on the interior of all windows. The tenants have not run the air conditioning in months but claim to open windows periodically for ventilation. The wife discovered the mold when changing sheets on beds with the gray mold on the mattress. The mold is on the north side of house. The are no trees or foliage over or surrounding the house although behind it about 20 feet is typical Florida everglade type of growth. I instructed the tenant to take down all the curtains and wash in hot water with vinegar. The mattress was removed. I told them to take a hotel room for the night until we get this sorted out. Due to it being Xmas and them having 3 kids under 8 they seen reluctant to leave.  I have a cleaning crew going there this am to wipe everything down, bleach, etc. I waived there January rent and told them to use it toward a hotel until this is squared away. I am concerned if there is anything more I should be doing. I havent encountered this before. I am waiting for the results of the test before progressing further. I am concerned that this mold will come back. I am considering bringing a mold remediation crew in depending on the results of the mold sample. I am also concerned about the legal ramifications of this. Possible law suits. This is a young couple who will not necessarily take my advice and leave the premises. Does anyone have some advice on how to handle the mold issue and also on how to protect myself legally. My homeowners insurance covers mold infestation up to $4000 and has a thousand dollar deductible.

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Gail K.
Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
9y

You've got a tiny (under 800 square foot) house in Florida with five people residing in it not running the air conditioning in months.  It's no wonder there is MILDEW (don't use the word mold) in the place.

You say you're a home inspector.  You should then realize that the "deadly mold ship" sailed long ago.   There's no need to panic and no need to waive January rent.   Have your cleaning crew go in as you're doing, clean with bleach and water or (better yet) Concrobium (available at most big box stores), see about installing a bathroom stink fan, DON'T bring in a mold remediation crew, buy your tenants a bottle of Tilex Mold and Mildew Remover for the bathroom.  

The Tilex is nothing more than bleach but it smells really strong when used and it looks more impressive to my tenants than me giving them a spray bottle simply filled with bleach.  I tell if they spray it to leave the bathroom for at least 15 minutes as it does its "work".

And your tenants need to run their air conditioner...or at least the fan more frequently AND MAKE SURE THE FILTERS ARE CHANGED REGULARLY.    You're got five people living like sardines in a small house in a high humidity part of the country.

Gail

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  • Account Closed
    Investor · Buffalo, NY · Member since 2016 · 668 posts · 209 votes
    9y

    Really nice job of jumping on remediation. How can you get more ventilation going over, under, and through the house? Doesn't seem like Mom is opening the windows as often as she claims. Best of luck with your investment.

    0Reply
  • Kim Meredith HamptonBusiness Member
    Real Estate Broker · St Petersburg · Member since 2014 · 2k+ posts · 2k+ votes
    9y

    I believe that you shouldn't have touched the mold at all. By wiping this down, you may have caused the spores to float in the air and make it worse. Doing a mold test was the right way to go. Depending on how the test turns out, you will know what to do from there. Always a good idea to bring in a mold remediation company so that it is corrected professionally.

    On another note, because they do not run the air conditioner, this is a perfect breeding ground here in Florida for mold to grow, good or bad 

    You say that you are an inspector , I would have thought you would know how to handle this situation . I actually have all of my homes professionally inspected before, During and after occupancy. 

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  • Billy Smith
    Shawnee Mission, KS · Member since 2016 · 719 posts · 313 votes
    9y

    The AC may not be doing its job.

    Have a pro check the AC makes sure it is right size and working right.

    Could have a leak in the window?

    Mold needs moisture to grow, always stop that before killing the mold or just wasting time and money.

    1Reply
  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    9y

    You told them to leave, they probably aren't going to given it is Christmas but you told them to.    Not sure you can make them leave.Also if they aren't using the HVAC  here we would  ask they use a dehumidifier. Do you not do that in Florida?

    0Reply
  • Gail K.
    Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
    9y

    You've got a tiny (under 800 square foot) house in Florida with five people residing in it not running the air conditioning in months.  It's no wonder there is MILDEW (don't use the word mold) in the place.

    You say you're a home inspector.  You should then realize that the "deadly mold ship" sailed long ago.   There's no need to panic and no need to waive January rent.   Have your cleaning crew go in as you're doing, clean with bleach and water or (better yet) Concrobium (available at most big box stores), see about installing a bathroom stink fan, DON'T bring in a mold remediation crew, buy your tenants a bottle of Tilex Mold and Mildew Remover for the bathroom.  

    The Tilex is nothing more than bleach but it smells really strong when used and it looks more impressive to my tenants than me giving them a spray bottle simply filled with bleach.  I tell if they spray it to leave the bathroom for at least 15 minutes as it does its "work".

    And your tenants need to run their air conditioner...or at least the fan more frequently AND MAKE SURE THE FILTERS ARE CHANGED REGULARLY.    You're got five people living like sardines in a small house in a high humidity part of the country.

    Gail

    6Reply
  • William George spear
    OP
    Mount Dora, FL · Member since 2016 · 6 posts · 2 votes
    9y

    Thanks Guys.  And Gail its not a stink fan it is a moisture removal fan. 

    0Reply
  • Deanna McCormick
    Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
    9y

    Also check if they have a dryer that it's properly venting outside.. and that she's not leaving wet clothes to air dry in the house...

    No house plants or fish tanks... as the extra moisture they need only adds to the problem

    1Reply
  • Marcia Maynard
    Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
    9y

    Whenever a tenant moves in, it's important that you have them sign a disclosure form about mold and provide them with information about how to prevent mold and moisture build up in the home. This is your first line of protection and first line of defense, as it shows a good faith effort to provide housing that is free of mold and moisture hazards.

    You can get the booklet from the EPA, free to download or 50 cents to buy. We prefer to hand out the booklets. They are very well written and emphasize what the resident needs to do to prevent and clean-up mildew and mold.

    Here is the form we use:

    DISCLOSURE OF INFORMATION ON MOLD AND MOISTURE HAZARDS

    (Addendum to Rental Agreement)

    The Rental Agreement dated _________ between ____________________________ (Landlord) and _____________________________________________ (Tenant), of real property located at __________________________________________________, is hereby amended in include the following terms and conditions: “Disclosure of Information on Mold and Moisture Hazards.”

    Mold Warning Statement

    Mold may grow and exist in any structure where there is, or has ever been, a presence of moisture and a food source for the mold to grow. Its presence may exist without the knowledge of the structure owner and may be concealed from the untrained observer. Some varieties of mold are toxic and may cause adverse reactions in certain individuals.

    Landlord’s Disclosure (initial)

    (A)Presence of mold and/or moisture hazards (initial one below):

    ______ Landlord is aware of present or past mold and/or moisture hazards in the housing unit. (explain):________________________________________________________________________________________________________________________________________________________

    ______ Landlord has no knowledge of mold and/or moisture hazards in the housing unit.

    (B)Records and reports available to the tenant (initial one below):

    ______ Landlord has provided the tenant with all available records and reports pertaining to mold and/or moisture hazards in the housing unit (list documents below):__________________________ ________________________________________________________________________________

    ______ Landlord has no reports or records pertaining to mold and/or moisture hazards in the housing unit.

    Tenant’s Acknowledgement (initial)

    _____ Tenant has received copies of all information listed above.

    _____ Tenant has received the pamphlet “A Brief Guide to Mold, Moisture, and Your Home.”

    Signatures (sign and date)

    ________________________________

    LandlordDate

    ________________________________

    TenantDateTenantDate

    1Reply
  • Marcia Maynard
    Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
    9y

    Steps to take when a tenant reports mold, mildew, or moisture problems:

    1. Document the date and time they informed you of the matter.

    2. Document the date and time when they first noticed the problem.

    3. Visually inspect the property.

    4. Determine the root cause of the problem.

    5. Move people away from potential hazards.

    6. Remove the potential hazards.

    7. Establish policies and procedures to prevent a re-occurrence.

    8. Get the tenant signature on a document that shows they have been warned about mold characteristics and provided with appropriate educational materials.

    ------

    Based on the information you shared, these are my observations:

    1. The problem did not develop overnight and has been developing for some time. Routine maintenance inspections are important and can often catch problems before they get out of hand.

    2. There is a moisture problem in the home. Get a moisture meter and set it up to record what level of moisture currently exists. Leave it in place to monitor the moisture levels over a period of time too.

    3. Get a good quality dehumidifier and set it up in the home to remove the excessive moisture. Do this now. Unless there is an ongoing moisture problem, this will not need to be left in place, but for now you need to get the excess moisture out of the home.

    4. Inspect for water leaks and note any area of the home where there is an excess build up of moisture. Differing temperatures outside the home and inside, moisture producing factors in the home, and not enough air flow and air exchange, can lead to moisture build up and often can be seen on the inside of windows.

    5. Install a good quality exhaust fan in the bathroom and teach the tenants to use it. You may want to wire it to the light switch if the tenants are likely to forget to use it.

    6. Install a good quality range hood fan, if there isn't one already, and teach the tenants to use it.

    7. The two most common sources of moisture are from showering, bathing, cooking, washing the laundry and cleaning the dishes. Check for other moisture producing items, like plants, aquariums, water fountains, etc. Find the root causes of the excess moisture and mitigate with proper ventilation.

    8. Forced air HVAC is the most effective in moving air throughout the home and thus reducing the potential for mold and moisture problems. Whatever HVAC system is in place, make sure it is functioning well. Make sure the tenants keep the heat inside the home at an appropriate level and that it doesn't dip below 50F.

    9. Wear PPE (personal protection equipment) and clean all surfaces and fabrics. Some fabrics may need to be discarded. White vinegar works well and is eco friendly. Bleach works well, but is more toxic. Follow the instructions in the EPA booklet for how to clean mold affected areas. Wipe down everything in the apartment. Our plumber swears by using white vinegar for cleaning all the cabinets and areas near plumbing fixtures, especially good for unfinished wood where mold spores have rooted.

    10. Offer to house the family in a hotel until the cleaning can be done. Bring in a crew to get the job done quickly. If the mold problem is severe, bring in a mold remediation company. No need to waive rent for January unless the unit is not habitable during that month and they had to pay for their own lodging elsewhere.

    11. Be aware that mold spores are everywhere. What you do and what your tenant does will determine if the mold takes hold. You have a responsibility to make sure the unit is in good repair, that there are no leaks in the building envelope, no leaks in the plumbing system, that the unit has adequate ventilation and exhaust systems, and that the unit has adequate heating and cooling. Your tenant has the responsibility to report all signs of water leaks and moisture problems in a timely manner, use the ventilation and exhaust systems and the HVAC system as intended, and to keep the unit clean. The tenant should follow the steps recommended by the EPA for prevention and cleaning, so give them the booklet and teach them what they need to do.

    0Reply
  • William George spear
    OP
    Mount Dora, FL · Member since 2016 · 6 posts · 2 votes
    9y

    Deanna, I realized that the tenant was drying clothes in the house even though there is a washer dryer provided outside in day room. Great catch. Marcia, thanks so much for the advice and info really helps again thank you for your generosity. Bill

    0Reply
  • Ryan Dossey
    Real Estate Broker · Indianapolis, IN · Member since 2014 · 3k+ posts · 2k+ votes
    9y

    At the end of the day I typically find that Mold/Bugs are more often than not the cause of the tenant. This is one of the reasons why routine inspections are extremely important. Not just to protect your property but to teach tenants how to keep themselves healthy/clean. I've been through HUNDREDS (if not thousands) of properties and the ones with mold/bugs typically have one thing in common. Folks who don't understand what causes them and how to prevent it. 

    If you can educate your tenants in a respectful manner you're protecting your property while also setting them up for success. 

    You may be surprised just how uncommon common sense appears to be in some instances. 

    In this instance, you've got a lot of bodies in a humid environment and stagnant air. I'd try to find out WHY they're not running the A/C in the first place. My guess would be they're trying to save money on utilities. Which may mean on your next leasing you want to verify or ensure they can really afford the rent. Are you making sure they're pulling in a minimum of 2.5x the rent?  

    0Reply
  • Kyle Hipp
    Investor · Appleton, WI · Member since 2012 · 1k+ posts · 464 votes
    9y

    Do not use bleach on mold!!! It will do more harm than good. Concrobium is the correct product. Getting a humidity gauge in the property in order to assist in keeping humidity levels below 50% is ideal. Then need to have air flow, ventilation and most likely a dehumidifier 

    0Reply
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