DE-FANGING THE MOLD MONSTER

REALTOR'S INSPECTION SERVICE

    
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IDENTIFYING MOLD PROBLEMS

Tell-Tale Signs Of Potential Mold Infestation
            
Molds are found in virtually every environment and can be detected, both indoors and outdoors, year round. Most of us already have two effective mold detectors: our eyes and our noses. If black or green discoloration is noticed in a location that is damp or had been damp, it is almost certainly mold. If a building smells musty, there probably is mold somewhere. You may not know what type of mold it is or how extensive the problem may be, but you do know that a problem exists and it should be addressed. On the other hand, mold is not always that obvious, in which case it is wise to hire a Certified Mold Inspector whose expertise is in locating mold problems that are otherwise undetectable to the untrained eye. If and when that need arises, we hope you will consider AMI for your inspection needs. 

The following information and images will help you better understand how to recognize some of the more obvious mold problems.

  

Fogged Window 
Cause : Improper window seal 
Consequences: Moisture inside window and water damage to window sill 
Repairs: The window must be removed and re-sealed; sometimes a new window must be installed 
Estimated Cost: $300 - $600 per window 
Surface Mold Inside Window 
Cause : Improper window seal or poorly installed flashing
Consequences: Moisture inside window and damage to window sill 
Repairs: The window must be removed and re-sealed; sometimes a new window must be installed 
Estimated Cost: $300 - $600 per window 
Surface Mold Inside Window 
Cause : Improper window seal or poorly installed flashing
Consequences: Moisture inside window and damage to window sill 
Repairs: The window must be removed and re-sealed; sometimes a new window must be installed 
Estimated Cost: $300 - $600 per window 
Bathtub/Shower Mold 
Symptoms: Mold in bathtub/shower that is easy to clean but always comes back (it's coming from growth inside your bathtub/shower walls and floor) 
Cause: Improperly installed shower tile and drywall system 
Repairs: Removal and replacement of tub, tile and drywall 
Estimated Cost: $3,000 - $4,000 per bathroom 
Dry Rot on Eaves 
Cause: Improper installation of roofing paper 
Repairs: The tiles within 3 to 4 feet of the affected area must be removed and damaged wood replaced 
Estimated Cost: $1,500 - $2,500 per roof (usually found in conjunction with other roof defects which leads to a full or partial roof replacement at estimated cost of $7,500 - $10,000) 
Mold on Eaves 
Cause: Improper installation of roofing paper 
Repairs: The tiles within 3 to 4 feet of the affected area must be removed and damaged wood replaced 
Estimated Cost: $1,500 - $2,500 per roof (usually found in conjunction with other roof defects which leads to a full or partial roof replacement at estimated cost of $7,500 - $10,000) 
Roof Leak (Discoloration of Stucco Near Roof) 
Cause: Improper installation of roofing paper 
Repairs: The tiles within 3 to 4 feet of the affected area must be removed and damaged wood replaced; removal and patching of stucco in affected area 
Estimated Cost: $1,500 - $2,500 per roof (usually found in conjunction with other roof defects which leads to a full or partial roof replacement at estimated cost of $7,500 - $10,000) 
Discoloration or Mold On Stucco 
Cause: Poor drainage or excessive ground water 
Consequences: Destruction of the stucco; rusting of the stucco weep screed; mold and mildew growth and dry rotted interior wood framing 
Repairs: Removal and replacement of stucco in one foot band around home; must be done in combination with addition of drains around home to eliminate ground water 
Estimated Cost: $6,000 - $10,000 
4 STEPS TO PROTECTING YOUR CLIENTS AND YOURSELF
Before you represent a seller or a buyer on a home, you want to be sure that mold won't grow over your closing or come back to haunt you down the road. With all the controversy and potential liability, no deal is worth the risk.

1. Ask if there have ever been any leaks or flooding in the home. Be specific in your questioning – ask about flooding, roof leaks, plumbing leaks, air conditioner or other appliance leaks such as washing machines, refrigerators, swamp coolers, humidifiers etc. Draft a personal affidavit by which the seller disavows any knowledge of water intrusion issues and have them sign it. There is only one reason why a seller would not sign such a document. 

2. Train your eye to spot “red flags”. Common warning signs of mold infestation include: musty odor; dampness or humidity feeling; dark stains in sink cabinets; pets; rugs covering other floorings; signs of respiratory discomfort in current residents; dripping faucets; water stains or signs of leaks; mold on landscaping bordering the home; dry rot; water or dark stains on or around gutters.

3. Draft a personal waiver to be signed by your buyers, releasing you of any liability from damages resulting from undisclosed facts concerning prior water intrusion and/or mold infestation. Many agents are reluctant to put waivers in front of clients. They should. Agents who are not properly protected by having their customers and clients sign waivers are at risk of being dragged into lawsuits.

4. Advise your buyers to hire their own independent mold inspector. Most “Home Inspectors” are not trained to detect mold problems. Certified Mold Inspectors are. They know exactly what to look for and can assist your clients in determining whether a property is indeed that dream house they’ve always wanted, or a real estate nightmare—and your biggest headache!

ADVANCED MOLD INSPECTIONS

FASTEST TURN AROUND TIMES

SCHEDULING PRIORITY FOR REALTORS