Property Management Council

Property Owners Weather the Next Hurricane... Mold

By: Julia Jones, Owner of PuroClean of Bradenton

We have just reached a state of recovery. Hurricane Ian was unusual, as the water came from above and below. A lack of power, continued humidity and open roofs all converged to create a perfect storm for mold growth, resulting in visible mold or musty odors.

After water damage, mold can grow within 2448 hours. Mold is pervasive and naturally occurring. Unlike lead or asbestos, mold is not officially considered a public health issue. Lead and asbestos affect everyone; mold affects some; others, not at all. Mold reactions can be as varied as there are varieties of this fungi. Symptoms range from minor congestion to hospitalization or worse.

MOLD DISCLOSURE

Interestingly, Property Managers are not required to disclose to prospective tenants that mold may be present. The landlord may not even be aware. For instance, mold and moisture can linger under laminate flooring, while the surface seems dry. However, tenants do have a statutory right to a habitable environment. If tenants feel that mold makes their home unsafe, they can withhold rent, deduct the cost of repairs, or even sue. Conversely, if the tenant created conditions for mold growth, like ignoring leaks, the landlord could withhold their security deposit.

DANGERS OF MOLD GROWTH

Mold spores are naturally prevalent in our environment. To grow, mold needs moisture, warmth, and a food source, among other things. Once the spores settle, the mold colony produces the tell-tale musty odor. Wet porous building materials with active mold growth are actually being consumed by the mold. Drywall with extensive growth will eventually crumble; over time, wood studs can lose integrity. If insulation is wet, mold can grow, and even after it dries, it loses R-value, so the insulation needs to be discarded. Industry standards require that active mold growth on porous materials needs to be removed, carefully, so mold spores don’t spread to unaffected areas.

THE MYSTERY OF BLACK MOLD

Curiously, people sometimes say, “We have a growth on our walls, but it is not black, so it is not mold.” The mystery of “black mold” is confounding. Many molds can indeed be black, and it is not just one type of mold. Mold comes in many colors – green, brown, yellow, white, etc. When people speak of black mold, as remediators, we don’t jump to the conclusion that it is, in fact, Stachybotrys – “stachy” for short. Stachy is, for some, considered the most dangerous. But stachy needs an abundant water source to thrive, so it is not as common as one would expect.

STATE REQUIREMENTS

Our state has stringent requirements for mold professionals. Florida requires licenses for both mold assessors and remediators. Simply put, a mold assessor identifies a mold problem, while a mold remediator fixes or removes the problem. A single provider should not be both for the same customer, as it is seen as a conflict of interest. Also, as remediators, we are strongly discouraged from identifying what may be suspected mold growth. For larger concerns, we rely on the assessor who identifies the mold type and location using various testing methods. Assessors then create a remediation plan, called a protocol, that we follow.

ADDRESS DAMAGE EARLY

Property owners who suspect an indoor mold concern should act quickly because once the colony starts, it generally continues to grow and propagate. Addressing it early can prevent further damage, and potential illness, and may allow you or your tenants to stay in the home while it is being remediated. With diligence, mold can be addressed to bring your home to a safe condition. •