Mold prevention is important for property managers to control. Tenants can unintentionally cause mold growth through moisture issues or lack of maintenance. This creates health risks and legal liability for property owners. Mold spores can easily spread throughout a building. It is important for property managers to promptly repair moisture sources, maintain proper temperature and humidity, and educate maintenance staff on mold prevention best practices. When mold is found, it should be properly tested and remediated to prevent future issues.

1. MOLD PREVENTION IN
PROPERTY MANAGEMENT
Bill Murray
N.A.M.P. Certified Inspector
N.A.M.P. Certified Remediator

3. 2 weeks……

5. Property management frustration
As a property owners association, you represent many live or absentee owners.
Some may use the property strictly for themselves, others may rent the property.
Some take care of their property, others do not. As a POA/HOA, the board caries a
difficult responsibility, because they are trying to represent the interests of the
property as a whole, which typically doesn’t fit with homeowner or renter’s
expectations.
»-you can’t control the health of your tenant, or their lifestyle, or their attitudes
»-property damage…renters
»-maintenance calls occur after an issue develops…or never, if it is their fault.
THEY WAIT.
»-breaking leases……..unit is contaminated!
»-threats of lawsuits……..is it worth the chase?
»-Unhappy owners (I’m not there, you are……legal positioning)
»*in condos and apartment rentals, the problem multiplies, because everyone
knows about any issues………tenants talk and rally.
»
The issue spreads from one unit to another…owners are exposed.

6. What is your liability?
»Exposure to mold …TENANT HEALTH- negative
pressurization/stack afffect
»Contamination of the dwelling without realizing it. Tear out
without proper identification and containment.
»Repeated visits and tenant dissatisfaction due to continued
moisture/mold issues…..and they talk and blog………...
»Frustration in working around tenant schedules. Their financial
and legal exposure.
»General lack of knowledge which may affect tenant health.
Thinking you’ve solved the problem, with no testing for proof.
»Added repair expense by not being able to identify the
problem….relying on the non experts…….

8. What is Mold?
»Fungi
Molds, yeast, and mushrooms
25% of earth’s biomass
Estimated 100,000 – 300,000+ Species

11. What makes it grow?
»Mold grows on any surface that has
»1) Oxygen
»2) Moisture*
»3) Food Source
»4)Warm temperature and high
relative humidity
»REMEMBER THE CRAWLSPACE

12. Where does it grow? – Food Source
»Dust & debris
»Paper on drywall
»Wood studs
»Other common building materials
»Carpet and under linoleum

13. How fast does it grow? (5 days)

14. How fast does it grow? (5 days)

15. Who is affected by it?
1.Elderly
2.Immune deficient
3.Young children

16. Ten Health Effects of Mold
1.Allergies & Asthma
2.Skin rashes
3.Headaches
4.Digestive problems
5.Burning eyes
6.Chronic fatigue
7.Dizziness
8.Poor concentration
9.Memory lapse
10.Depression
Source: Arthur Cook, attorney at Hill, Farrer & Burrill

19. How can I find Mold?
»Signs to look for:
1.Odor
2.Moisture on surfaces, carpets
3.Stains
4.Allergic or Respiratory related
complaints

20. POINTS TO REMEMBER:
»Microbial growth makes people sick. 20% of US
population is allergic to penicillin. You don’t know who
will live in the property.
»Spores scatter easily. Work done to repair without
proper containment will contaminate the whole house
and contents.
»Mold spores are only .3 microns. Over 1 million
spores can fit in 1 square inch.
YOU DON'T KNOW THE HEALTH ISSUES OF YOUR TENANTS.

22. How Do I Prevent It?
»Prompt Repair of Moisture Sources
»Moisture Prevention
Temperature & Humidity Control
»HVAC System Maintenance
»Adequate Ventilation in and under the dwelling.
»Landscaping/drainage
»Educate maintenance on mold/proper tools.
»Thoroughly remediate it when you find it.
»TEST to validate.
Do it right the first time.

23. How do I Deal with it?»IF YOU HAVE MOLD< OR SUSPECT MOLD IN A UNIT:
»-Call and let us do a free inspection. We’ll check the home and determine what
steps, if any are necessary to get it clean again for you, the tenant, and the
owner. If possible, just take a picture and text it to us.
»USE OUR PREVENTIVE MAINTENANCE PLAN
»This document will help your owners, and keep the unit certified between
renters.
We will Inspect your property from top to bottom
We will identify any Moisture Source
We will provide a Protocol with Scope of Work
(if necessary)
Documented 11 step PM program.
Houses $350…Condos $250!!!------
30 page document w/lab results.
We offer Complete Testing & Verification
We offer Mold Removal and Remediation (ANASPHERE….used at
Ground Zero and Katrina)
Free inspection and counsel on recognized problems.

24. Questions???