Richard Reace

To Doug and others who asked questions or made comments to my blog from yesterday. Here are further outlines for actions necessary for homes with mold and mildew evidence. As Doug said, one Bank wanted to resell a foreclosure with the title "as is sale" when there was obvious mold in the basement. Mike wrote that there were spots on the wall and mildew smells coming from the ducting.

In many of these situations there can be several causes. A wet crawl space that has contaminated the return and supply ducting. A damp basement that has fuzzy mold like growth on the walls and maybe the floor joists overhead or mildew smells when the furnace is turned on. How about the mold in the floor of the closet walls. This is contamination that doesn't just go away.

Direct contamination needs sanitization with enzyme cleaners. Ducting and A Coil needs testing and probably cleaning and fogging for mold spore contamination. Carpet has been contaminated so it needs cleaning and protectants applied. If walls aren't cleaned they will recontaminate the whole house. Remember were talking about a structure that has evidence of mold or suspected indications like mildew smells.

As to selling as is, let me say this. I am not an attorney, however, unless you bankers, mortgage holders, owners or even brokers, have had a certified mold inspector test the property with suspected contamination you probably have not satisfied the law as to full disclosure. He samples the suspected areas recieving a lab report showing so many cfu's (Colony forming units). In effect he proves that there is contamination or no contamination.

Again, Especially if there is suspected mold contamination, you have to prove it. Then if you have the chutzpa to sell as is, you may be in the clear if you include it on your listing report. If that sounds convoluted just remember "full disclosure, not full sanitization. When that full disclosure is made you maybe can defend a lawsuit later when a customer becomes discouraged by the clean up job.

That may or may not sound logical but the latest law suit was successfully defended because moisture and possible mold was listed by the home inspector even though the broker didn't mention the wet ceiling.

Or if you care about your reputation and want the most for your sale, you can test for type and source, clean it up and receive a NORMI Certificate of Sanitization. You won't face even an unsuccessful lawsuit later and may just get full value for the sale price. I leave it up to you to make the best decision.

Remember a Certified mold inspector tests and can Cleans contamination offering certification or warranty against regrowth, a re-mediator tears out building structure, wall board etc. cleans the internal contamination and rebuilds. He shouldn't do your testing for you. All of these answers are contained in my new Book "Can Your CANARY Breathe" The Science of Testing and Eliminating of MOLD & MILDEW Using New Technologies for a Healthier Home." Available at www.envirocleanliving.com

Thanks for the interest. Richard.

Realtors Frustration:

I talked face to face with around ten property managers and Realtors yesterday, explaining what is available for restoring the indoor environment after foreclosure. Here's what they talked about.

Besides the frustrating attitudes of some customers looking for "great" homes at pennies on the dollar, is the exploded hope of a sale on a prime property because the client comes back with the complaint, "that home has mold or smells mildewy or it has a smell and nobody knows where it's coming from."

It's smart to get a home inspector to look at structures and zones and system functions, but something more is needed when a home or business has been vacant. Temperature and humidity levels have been out of norm and have produced conditions where pollutants can proliferate. Usually mold behind walls and in air handler system.

A Certified Environmental Assessor or IAQ/Mold Inspector will not only test the air, HVAC system and contaminated surfaces, but a properly trained inspector will be able to sanitize walls and air handler systems so that mysterious odors and mildew will be eliminated. A doctor many times does blood or urine cultures before prescribing the correct antibiotic. The Certified Sampling Technician and Biocide Applicator can apply the correct-safe-green cleaners and protectants after the lab cultures tell him what's wrong.

After cleaning he then can offer post testing that assure the desired results. A third party NORMI Certificate of Sanitization will be posted on that property and the agent can proudly advertise that former foreclosure as a clean, mold fee, sanitized odor free property ready for sale.

Each sale is critical and each prime property precious in this depressed market. Take advantage of the environmental advisor who can diagnose and treat the problem before the customer sees and smells what you don't want him too. See what pollutes these homes, who can solve the problem and what technology is available for really clean air and sanitized surfaces. All is explained in the new book, Can Your CANARY Breathe? The Science of Testing and Eliminating MOLD & MILDEW Using New Technologies for a Healthier Home. You will learn what you need to advise sellers on how to prepare their property for sale. www.envirocleanliving.com