Property Managers and Mold Problems

Author: Joe Spurgeon Ph.D., CIH
Date: September, 2002
Copyright: Indoor Health Associates, Inc.

So, You Are a Property Manager with a Mold Problem. Now What?

Is mold something new? No. Problems with mold infested buildings are as old as the bible. So, if it is a problem that has been around for such a long time, why am I just hearing about it? Well, some of the more experienced consultants have been investigating mold problems in commercial buildings for over 30 years. However, it has just recently gotten the attention of the media, and therefore the general public.

Mold is something new in the sense that modern buildings often have less capacity to absorb excess moisture. For the past 25 years we have been constructing buildings that are less forgiving of moisture problems compared to the older building stock. Therefore, the excessive growth of mold in our indoor environment is a problem of increasing importance.

Let us define a problem building as a building with a significant water intrusion problem. Only about 5 percent of newly constructed buildings are Aproblem@ buildings, but that is a lot of buildings! Especially if you own or manage one of them. Many experts expect the number of problem buildings to increase with time, and for the mold problem to actually get worse.

What about tenant complaints?

The fact that a mold problem exists is often difficult to recognize. Unless the mold is visible, the reasons for tenant complaints may seem somewhat mysterious. In addition,.some people are affected by mold more than others, just as some people suffer from hay fever, but not everyone. Therefore, not all tenants, even those living or working in the same unit will have a complaint. If a tenant does have a mold complaint, the most cost effective thing you can do is: PAY ATTENTION! The tenant scorned can easily become the tenant from hell.

Why should I care?

Because mold follows moisture. Where there is a mold problem, there is probably going to be a moisture intrusion problem. Since a rental property represents an asset of significant value, fixing the moisture problem prevents further physical deterioration and loss of value.

Because tenants care, and, more importantly, their attorneys care. The pro-active approach may actually be the least expensive approach in the long run. If you suspect there may be a mold problem in your building, the cheapest solution may actually be to (1) show an interest in occupant concerns by doing something about it, and (2) do it right the first time.

Can I make the problem go away by simply making repairs?

I was recently asked to sample a rental house that had extensive water damage due to a leaky roof. The rain water wet the interior walls, carpeting, collapsed the hall ceiling, etc. The landlord replaced the carpet and repaired the damaged walls and ceiling, but did not remediate them.

This example illustrates two points. First, evidence of mold contamination may be hard to conceal from an experienced consultant, even after the damaged areas have been repaired. The second point is that the landlord repaired the damage, but, unfortunately, the damaged areas were not remediated

What is the difference between repairs, restoration, and remediation?

The real difference is: repairs = lowest initial cost; restoration = intermediate cost; and remediation = highest initial cost. However, these are initial costs, not life cycle costs.

Repairs

A repair can be as simple as painting over wet or moldy drywall or ceiling tiles. No more mold, right? However, when it comes to mixing tenants and mold problem, simply making this type of repair is obviously the cheapest solution, but it can also be the most expensive approach in the long run.

Restoration

Restoration involves drying the damaged materials in-place, without removing them, and allowing them to continue in service once they have been dried. Based on my experience investigating water intrusion incidents, restoration can be an acceptable approach if the damaged materials are dried within two to three days of the initial incident. If the materials remain wet or damp longer than that, my experience suggests that the effectiveness of restoration can decrease significantly.

Remediation

Remediation involves locating and stopping the source of the moisture, and then cleaning or removing the moldy materials under controlled conditions by a qualified remediation contractor.

Once the contaminated materials have been removed, the surrounding areas (studs, vapor barrier) are thoroughly cleaned. The work area is then visually inspected by a consultant. Once the work area passes visual inspection, verification sampling is performed, and a letter is issued by the consultant stating the remediation was completed successfully. The property manager then has the responsibility of replacing any studs, insulation, drywall, etc. that were removed during remediation.