Investor · Los Angeles, CA · Member since 2011 · 242 posts · 61 votes
This is in a property I just bought and I was aware of the problem and have a few ideas how to fix it, but would appreciate your input. This mold is in a bathroom with no windows so the vent is supposed to turn on automatically when the light is on, but the vent is not working and I will have it fixed. The picture captures the extent of the mold that is visible. How much do you think it would cost to get this fixed if I hire out all the work?
Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
14y
Is this a rental or a fix-n-flip?? If a rental or a flip you need to know what other bathrooms look like in the area as to finishes and quality expected.
Example it has an older insert tub.You want to rent out.You find out that as long as the old tub and shower is clean tenants will pay 800.With a new tub and shower they will pay 820 a month.
Putting in new say costs 1,500 for example.It will take you a 20 a month 75 months (over 6 years) to recover your money.
So your answer depends on what you are doing with the property.Not just for the mold but the fixtures,valves,toilet,and supply lines for the sink and toilet etc.
If you get a contractor to fix this they will charge a mint.If you get a mask and take it out and just put cement board up you should be fine.You need to make sure exhaust fan works,is proper size and suction rate for that size of the bathroom,and is properly vented to the outside of the property.
Make sure roof is properly vented as that could cause sweating and mold problems.If you look into the attic and see mold on the underlayment of the roof boards then you either have a roof leak or a breathing problem.
The roof vents for air going in and out (cycling) could be too small ,in wrong location,or too close together.
Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
14y
Is this a rental or a fix-n-flip?? If a rental or a flip you need to know what other bathrooms look like in the area as to finishes and quality expected.
Example it has an older insert tub.You want to rent out.You find out that as long as the old tub and shower is clean tenants will pay 800.With a new tub and shower they will pay 820 a month.
Putting in new say costs 1,500 for example.It will take you a 20 a month 75 months (over 6 years) to recover your money.
So your answer depends on what you are doing with the property.Not just for the mold but the fixtures,valves,toilet,and supply lines for the sink and toilet etc.
If you get a contractor to fix this they will charge a mint.If you get a mask and take it out and just put cement board up you should be fine.You need to make sure exhaust fan works,is proper size and suction rate for that size of the bathroom,and is properly vented to the outside of the property.
Make sure roof is properly vented as that could cause sweating and mold problems.If you look into the attic and see mold on the underlayment of the roof boards then you either have a roof leak or a breathing problem.
The roof vents for air going in and out (cycling) could be too small ,in wrong location,or too close together.
Investor · Los Angeles, CA · Member since 2011 · 242 posts · 61 votes
14y
Originally posted by Joel Owens:
Is this a rental or a fix-n-flip?? If a rental or a flip you need to know what other bathrooms look like in the area as to finishes and quality expected.
Rental
Example it has an older insert tub.You want to rent out.You find out that as long as the old tub and shower is clean tenants will pay 800.With a new tub and shower they will pay 820 a month.
Tenants only require a clean bathroom nothing special. Rent is $650 for 2+1.
Putting in new say costs 1,500 for example.It will take you a 20 a month 75 months (over 6 years) to recover your money.
So your answer depends on what you are doing with the property.Not just for the mold but the fixtures,valves,toilet,and supply lines for the sink and toilet etc.
If you get a contractor to fix this they will charge a mint.If you get a mask and take it out and just put cement board up you should be fine.You need to make sure exhaust fan works,is proper size and suction rate for that size of the bathroom,and is properly vented to the outside of the property.
Make sure roof is properly vented as that could cause sweating and mold problems.If you look into the attic and see mold on the underlayment of the roof boards then you either have a roof leak or a breathing problem.
No mold in the attic.
The roof vents for air going in and out (cycling) could be too small ,in wrong location,or too close together.
Property Management · Memphis, TN · Member since 2009 · 667 posts · 362 votes
14y
Just looking at the picture its about a $300 job. You have a ventilation problem and need to install a ventilation fan ducted to the outside to remove the humid air in the bathroom caused by showering.
Real Estate Investor · Chattanooga, TN · Member since 2009 · 191 posts · 47 votes
14y
Try ServPro. They are a good company to remediate mold and water damage. Some are also general contractors and can fix the problem as well. You could at least get a quote from them.
Investor · Verona, WI · Member since 2008 · 134 posts · 79 votes
14y
I agree with what others say that this is probably a result of a ventilation issue. If this is just on the surface and is not some form of toxic mold (testing required to determine). You could try cleaning the surface with Dawn dishsoap. I was actually told by a mold remediator that Dawn does incredible work! If it's a more serious form of mold and is more than just surface, tear out the drywall and start over.
Investor · Statewide, MO · Member since 2011 · 814 posts · 425 votes
14y
If you're just removing the damaged drywall and replacing, I'd guess a few hundred. The question remains tho, what will you find when tearing out the drywall - is there more damage behind the enclosure, are the studs behind the wall in bad shape? Our residents raely use the bath fan and we never see mold issues like this. I realize you've concluded it's solely from the bath fan not working, but would proceed carefully, in that there still could be other contributing issues.
Also, I like Joel's remarks about considering a replacement. How long of a useful life remains on the tub / surround? If you rent it a month or two sooner, becuase the bathroom is sparkling, the hard cost won't be as much. It depends on your rental market. I have tried to save a few hundred dollars in the past and ended up losing a lot more than that in holding costs waiting for someone to take the unit.
andrew,
the mold on the back wall looks like a vent problem, but the ceiling stain
looks more like a leak from above with sagging paint on the wall above the shower head is there a bath above this one? if not and the sheetrock isn't
soft - scrape , spray bottle bleach , let dry ,skim with joint compound & paint bad areas with Zinzer B.I.N and paint with semi gloss ceiling fans only work
if they turn them on, semi helps repel the moisture
If the sheetrock is soft, rip it out and replace, the picture doesn't look like
it's serious enough to need that though.
Multi-family Investor · Morton Grove, IL · Member since 2011 · 59 posts · 8 votes
14y
Is this a SFR or multi-family dwelling? The ceiling is definitely water leakage from above and the source of the leak needs to be fixed. Mold is another issue and insurers get scared with water damage and mold...... You really want to keep these issues out of public records.
Water damage and mold issues wiill cause cancellation of insurance and future ability to secure proper insurance coverage.
that looks EXACTLY what one did for me. Inadequate vent ,,,yes. BUT huge factor was tub faucet broke and RAN huge stream of HOT water from the water heater constantly,,,24/7. The hot water steamed walls and ceiling and was perfect environ for mold growth,,,,and tenant didnt say a word.
Mostly because they had 15 people staying in a 1 bedroom SMALL house,,,running a hotel of sorts. THAT wont happen to me again. But plumbing does break. I tore all sheetrock out because expert says its behind and inside rock. I got deathy sick from walking in this bath for 5 minutes at the time. Bleached walls,,,wore resperator,,,tore out rock, and wore out floor,,,presto,I can stand to be there long periods without getting sick at all.
Guess I can tell bad mold in a heartbeat,,,if I can smell it in a house it makes me instantly sick for months for a 5 minute quick walk thru.
Those mold spores are in there, believe me. Tear out rock, cement board for tub shower surround,,,,buy 4 bye 4 'white' ageless subway tile for like 11 cents @ for about 500 tile. Easy to learn basic tile laying.
Tile or paint walls over new mold free drywall or my new fav product, dens shield ,,,much better that mold free rock even.
On vent fan heard BEST install ever,,,you mount it high as possible on side wall not exterior wall,,, close to shower head as possible,,,vent it "down" the wall thru the floor if crawl space or basement,,,then out outside wall like a dryer vent thru rim joist. Venting thru soffit or roof causes too much condense to run down and cause more probs and causes more attic probs. Soffit vents suck moisture back into attic to mold with or ruin sheathing,,,roof vents leak. Running down causes less warm air condense and makes pushing wet air easier. Another tip is to put a timer on vent switch,,,so it doesnt run every time light comes on, vent stays cleaner, lasts longer, and runs less ONLY when needed and shuts itself off. (lose less house heat needlessly also.) If rock has to go do it right and use a big enough vent.
sorry I disagree on green board. IF you use best product would be dens-sheild,,or blue sheetrock, mold resistant both outside paper and inside gypsum. This is a wet room,,,mold is a problem, use most mold resistant product you can. Cement board and tile works on all lower areas. think water PROOF!!!
