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Mold: Hype, REALTORS®
Science, or just plain fiction?
By Michael Buettner: Back to Environmental Page

Lately there has been a lot of information about mold in the news.  Much of it hype, some of it good science, and some of it just plain fiction.  As REALTORS® why would we care about microscopic organisms that haven’t even been proven harmful to humans?  There has been no consensus statement produced by the medical community, Environmental Protection Agency or the Center for Disease Control that definitively states that mold is a health hazard; this is precisely the reason that mold is a career hazard to REALTORS®.  Until there are black and white guidelines that establish the fact that mold toxicity is or is not a valid health concern, we have to conduct our transactions in the gray area.  The gray area is where the lawsuits live.

In our efforts to build energy efficient housing, we may have inadvertently provided the perfect habitat for mold.  Sheltering the occupant from the outdoor environment remains important but may have taken a back seat to the focus of energy efficiency.   Many modern homes are little more than an attractive, stucco covered, Styrofoam cooler.  Typical residential construction consists of a wood frame supporting pressed foam panels, wrapped by a wire mesh, covered with stucco.  The finished product is very energy efficient but lacks structural resistance to puncture.  A child’s ball, bicycle, or other toy can become a projectile that easily pierces the outer stucco and foam layer, creating an avenue for water intrusion.  Within 48 hours mold moves into an environment eager to support it’s growth.

Experts have stated, “Homes being built today resemble a wet sponge left out in the rain.”  If that is the case, we need to stop the moisture intrusion and dry the sponge out.  But the drying process may cause even larger problems.  Unless you’ve stopped the moisture intrusion and begun the drying process within 48 hours, you’ve likely got mold.  You dry it, it aerosolizes, your client breathes it, and they ask you why you didn’t recommend testing for the absence or presence of mold.

The problem has gone largely unnoticed.  But recent media attention has propelled increased awareness of this issue.  Prior to the media attention, if an occupant of a building had problems with strange odors or unexplained illness, an industrial hygienist would be hired to perform an investigation.  These traditional microbial investigations tended to focus on the microbial contaminant and the hunt for that contaminant.  However, due to the heightened awareness of the potential adverse effects of mold, the focus has shifted to a more proactive approach.  This approach inspects for microbial contaminants where there may have been no complaints.  Many times these inspections are just “clearance” inspections, much like a termite inspection during a residential property transfer.   

As real estate professionals we are sometimes expected to have ALL the answers.  Unfortunately, until guidelines and standards are set for healthy and unhealthy levels of mold, there will be no clear-cut answers.  You can only educate yourselves and your clients about this issue.  Aerotech Laboratories, Inc. is currently developing a factual "one sheet" compiled from Environmental Protection Agency and California Department of Health Services information.  Until this information is complete and reviewed, there are several resources available immediately.  The following links should prove helpful:

www.ci.nyc.ny.us/html/doh/html/epi/epimold.html

www.epa.gov/iaq/pubs/moldresources.html

www.epa.gov/iaq/pubs/bio_1.html

http://www.cdc.gov/nceh/asthma_old/factsheets/molds/moldfacts.htm

http://www.asbestos.org/Microbial/index.html

Our job is to protect the public and guide them through the buying and selling process. So how do we protect our clients, and protect ourselves, from litigation?  Testing is currently the only way to objectively evaluate the absence or presence of mold.  You can’t just clean up anything that looks like mold because many times it may not be mold. 

If your clients are concerned, you should recommend an “at arm’s length” inspection.  An inspection screen should range in price from $350 to just under $1000.  The higher priced inspection screen will also include a full property inspection and many times an allergen screen--a very worthwhile investment.  No matter what your clients decide, insist that they sign a disclosure statement indicating the fact that you discussed this potential hazard with them.

Upon disclosing this issue to your clients, it becomes their responsibility to decide the course of action.  They may elect to ignore the problem.  If they do not, my recommendation is that you get to know home inspectors that understand the issue.  Remember that mold is ubiquitous.  Just because you find it doesn’t make it harmful.  Is it in the garage or in the bedroom?  How much is found inside relative to outside levels?  Finally, your inspector should be able to refer you to someone that can clean up the problem without making it worse?  The EPA “recommends removing ANY mold”; this is when it becomes a bit expensive.  Remediation can range from a few thousand dollars to an amount that exceeds the value of the dwelling, depending on the extent of the contamination. 

Bottom line:  we are close to good answers.  Congress is looking at legislation that is expected to provide standards.  Unfortunately, there may be homes that have such a problem that it may be difficult to sell them.  Yes, some of us will lose commission because a buyer wants out of a deal due to mold, but this loss is insignificant when compared to the potential liability of a mold related lawsuit.

Mr. Buettner, a nationally recognized lecturer, trainer and consultant, has extensive microbial training and real estate experience; this combination lends a unique insight into the relationship between indoor environmental issues and real estate laws. 

Michael Buettner, CRMI, CIE, CIAQM
office: 800.283.9512
fax: 480.275.3237
email: Mike@IAQUS.com
website: www.IAQUS.com
All rights reserved ®, do not reprint without express permission from Michael Buettner

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