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Message
Rental Property Issue - Mold Issue
Posted on 10/11/16 at 2:05 pm
Posted on 10/11/16 at 2:05 pm
Some mold built up on the opposite side of an air vent. It was only the size of the vent on the wall side inside of a closet.
I went over to check it out and my tenant had cleaned the mold already. The duct from the blower to that particular vent was really short. Like ten feet max. The insulation was moist and it was dripping slightly. I figured that was the culprit for the mold.
I noticed while I was visiting that the thermostat was set on 70. This was back in late August when it was 95+ every day, so I assume the air was pumping constantly and struggling to keep up. It's a new unit as in two years old.
Once the temp cooled down, I rechecked the duct and it was dry.
My tenants are now demanding a home mold test and a "guardian" device to be installed. The quote for the mold test was $1500.
My tenants have signed a lease purchase on this home. January 17th is the last day of the lease - they have to buy it by then and we have December 1st as a tentative close date on the sale.
I never said anything about the temp setting.
What can or should I do about this? Am i obligated to get this mold test?
I went over to check it out and my tenant had cleaned the mold already. The duct from the blower to that particular vent was really short. Like ten feet max. The insulation was moist and it was dripping slightly. I figured that was the culprit for the mold.
I noticed while I was visiting that the thermostat was set on 70. This was back in late August when it was 95+ every day, so I assume the air was pumping constantly and struggling to keep up. It's a new unit as in two years old.
Once the temp cooled down, I rechecked the duct and it was dry.
My tenants are now demanding a home mold test and a "guardian" device to be installed. The quote for the mold test was $1500.
My tenants have signed a lease purchase on this home. January 17th is the last day of the lease - they have to buy it by then and we have December 1st as a tentative close date on the sale.
I never said anything about the temp setting.
What can or should I do about this? Am i obligated to get this mold test?
This post was edited on 10/11/16 at 3:27 pm
5
Posted on 10/11/16 at 3:47 pm to StringedInstruments
What a bunch of bitches. That little mold is nothing. clean it up, dry it out and move on. When they purchase the house, they can have the inspection done at their cost.
Posted on 10/11/16 at 4:15 pm to Motorboat
quote:
What a bunch of bitches. That little mold is nothing. clean it up, dry it out and move on. When they purchase the house, they can have the inspection done at their cost.
Is that legal advice?
Posted on 10/11/16 at 9:30 pm to StringedInstruments
There is a cheap mold test. Homeowner style. No experience but beard about it on home improvement radio
Posted on 10/12/16 at 2:15 pm to StringedInstruments
In south Louisiana there are mold spores in the air all the time looking for the right conditions to grow. It needs moisture, without that it doesn't grow. If you get a towel wet and hang it on a hook, do you get mold? How about you take that same wet towel and throw it in a dark closet...
Mold grows with moisture and does not when the moisture level is low enough to prohibit growth...
Mold grows with moisture and does not when the moisture level is low enough to prohibit growth...
Posted on 10/12/16 at 5:57 pm to wickowick
You should be able to get a limited mold test for around $350. Look for a home inspector. Labs do samples around $50-65$, they will do two or three and the rest of the money goes to the house visit. A full mold test from an industrial hygienist with samples from each room might cost you 7 to $800. But all you really need is one air sample that says there's less mold inside and there is outside. I think it would be worth $350 if they are good long term tenants. You will have to solve the moisture issue, or there will always be mold there. What is a guardian system?
Posted on 10/12/16 at 7:46 pm to Rust Cohle
quote:
What is a guardian system?
Something they saw advertised in a Facebook post.
Posted on 10/12/16 at 9:24 pm to StringedInstruments
I knew someone with a similar problem.
A few things to consider. If you do a mold test the environmental company is very strict on passing you because they assume the liability if they don't do a thourough job.
Check with your liability insurance to make sure you handle tenant complaints right.
Check with your home owners insurance policy and you may have coverage for cleaning it up. My friend had coverage.
Ultimately it's a judgement call on your part. Some tenants will complain about anything and everything. But ultimately you are responsible for maintaining the house.
Probably could consider calling a testing company also and just do the research on the front end. Looks like you have prices so maybe you've done this. In the end I think you have to do the testing...but that'll probably lead to lots of cleaning but maybe not.
A few things to consider. If you do a mold test the environmental company is very strict on passing you because they assume the liability if they don't do a thourough job.
Check with your liability insurance to make sure you handle tenant complaints right.
Check with your home owners insurance policy and you may have coverage for cleaning it up. My friend had coverage.
Ultimately it's a judgement call on your part. Some tenants will complain about anything and everything. But ultimately you are responsible for maintaining the house.
Probably could consider calling a testing company also and just do the research on the front end. Looks like you have prices so maybe you've done this. In the end I think you have to do the testing...but that'll probably lead to lots of cleaning but maybe not.
Posted on 10/13/16 at 6:08 am to StringedInstruments
Most mold remediation companies give free estimates. Look around
Posted on 10/13/16 at 11:03 am to ItNeverRains
The mold remediation companies charge a LOT. I would avoid them unless you have a serious issue.
I've had mold tests done at my last two houses and remediation at one of them. The spore count is high in LA as wick says. The counts skyrocket if there are plants in the house or if a window is open.
My issue was much worse, leaking inside of walls due to neglect at installation after Katrina... something not discoverable with a surface home inspection, covered by insurance, or legally recoverable.
I'd tell the tenant that it looks to be an isolated incident. If it comes down to it, tell them you aren't coming out of pocket for a mold test when they had the A/c at a setting that created the condensation, and the breeding ground for the mold.
They can pay for their own mold test in a few months before they sign paperwork to purchase, doing their own due diligence, as is the case when a buyer pays for an inspection prior to normal purchase.
I've had mold tests done at my last two houses and remediation at one of them. The spore count is high in LA as wick says. The counts skyrocket if there are plants in the house or if a window is open.
My issue was much worse, leaking inside of walls due to neglect at installation after Katrina... something not discoverable with a surface home inspection, covered by insurance, or legally recoverable.
I'd tell the tenant that it looks to be an isolated incident. If it comes down to it, tell them you aren't coming out of pocket for a mold test when they had the A/c at a setting that created the condensation, and the breeding ground for the mold.
They can pay for their own mold test in a few months before they sign paperwork to purchase, doing their own due diligence, as is the case when a buyer pays for an inspection prior to normal purchase.
Posted on 10/14/16 at 1:52 pm to xenon16
if its a lease purchase aren't they supposed to be doing the maintenance on it?
Posted on 10/14/16 at 3:09 pm to StringedInstruments
quote:
My tenants are now demanding a home mold test and a "guardian" device to be installed.
quote:
My tenants have signed a lease purchase on this home. January 17th is the last day of the lease - they have to buy it by then and we have December 1st as a tentative close date on the sale.
tell them no.
Posted on 10/14/16 at 3:54 pm to bobaftt1212
quote:
if its a lease purchase aren't they supposed to be doing the maintenance on it?
I don't know if it's an Alabama thing or not, but apparently I couldn't tell them to take care of all of the maintenance.
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