Basement dampness with possible MOLD

[Mike Kennedy]

Bill is clearly the smart one. A pic of course best explains what was experienced at the scene of the crime. No one can argue a good picture.

until someone removes it intentionally or claims "oops we lost the photo addenda" without informing the Appraiser. :icon_idea:

 

[Shane Trotta]

Boy, you all seem very scared to use your judgement here. I call it "possible mold", add photos, and request a expert/professional in the field to verify and make any final determination. I don't believe you need to be an expert in this field just to say it appears to be possible mold...we may not be experts in mold, but if a potential buyer was looking at this house, they would most likely come to the same conclusion, and expect to verify if through a professional.
I will say that all of my mold experiences have come in REO appraisals, and therefore, there is no fear of saying that mighty word!

 

[Mike Kennedy]

Shane - might want to run that past your E&O Carrier.

 

[TEL2002]

Unless you are an expert, make no comments on how to cure the problem (correcting the dryer vent, etc.). State what you saw and the need for an inspection to determine actual problem and its cure.

We had a couple of excellent mold discussions on here recently (within the last 2-3 months). Do an archive search and read those discussions because they contain a lot of good expert opinions and comments. Also contain some links to 'mold sites'. Another source is home inspector discussion forums. They are a great source of photos, cures, causes, and can be very interesting.

 

[BRCJR]

until someone removes it intentionally or claims "oops we lost the photo addenda" without informing the Appraiser. :icon_idea:

They could do that with most any part of your report if they desire. Do you have a copy of report in your work file to defend that something has been altered from the report you sent?

My point, you must have missed, is put a pic in the report.

 

[Mike Kennedy]

Bill - u may have missed >>> " As of the Effective Date of Appraisal, "mold-like" greenish, blueish, blackish, substances on the basement walls were readily evident (see photo addenda). In addition significant moisture/dampness conditions were evident (see photo addenda). " The other comment suggested reliance on JUST photos. In addition, without detailed definition of "crap" ........your prior post quite likely fails to qualify as a reasonably reliable nor adequate description, or analysis, of potentially adverse conditions which impact market value as required by USPAP and almost all Supplemental Guidelines.

 

[BRCJR]

Bill - u may have missed >>> " As of the Effective Date of Appraisal, "mold-like" greenish, blueish, blackish, substances on the basement walls were readily evident (see photo addenda). In addition significant moisture/dampness conditions were evident (see photo addenda). " The other comment suggested reliance on JUST photos. In addition, without detailed definition of "crap" ........your prior post quite likely fails to qualify as a reasonably reliable nor adequate description, or analysis, of potentially adverse conditions which impact market value as required by USPAP and almost all Supplemental Guidelines.

No you missed it---my point was they can take anything out of a report and lose it if they are so inclined , not just a pic.

AND with all due respect, you edited your post after my post---go figure!

 

[Mike Kennedy]

just put a pic in and say look at this crap!

do you label the pic "crap", is that in boldface capitals? does the technical term "crap" constitute adequate description and analysis as required by USPAP? does the statement above have a link to supporting data contained in the body of the report or a comments addendum page????? do you indicate in USPAP Definitions exactly where "crap" is adequately explained?

 

[Mike Kennedy]

hmmmmmmm

No you missed it---my point was they can take anything out of a report and lose it if they are so inclined , not just a pic.

AND with all due respect, you edited your post after my post---go figure!

this post contradicts #9. if you check the time of my original post (which was edited for spelling) vs the time of your post #9 you will find the second statement is inaccurate. :icon_idea:

 

[Jeff Deuitch]

Some thoughts on this

There I said it: "Evidence of dampness and mold or mildew in the unfinished basement access hall and laundry room, possibly from the unvented clothes dryer."

This is on a rental property. Now the LO wants us to: "Please remove the word MOLD and make a comment that dampness is common for basements." My response is going to be: "Owner must properly vent the clothes dryer exhaust, remove the black build up of mold or mildew in the unfinished basement access hall and provide a letter from a certified mold professional that the levels of mold in the basement do not constitute a risk to the structure or the health of the occupants." As I am not an expert in the field of mold inspection I cannot remove the word from the report.

We live on the dry side of the state so dampness in basements are not common and this was the first time I was grossed out enough to state possible mold or mildew in the report.

How go you folks handle basement dampness and possible mold or mildew?

As both a microbiologist and a State Certified Real REA in Florida, I have a few thoughts.

1. Stay away from the term "mold or mildew" If you use this and someone comes along later and determines that is is some other kind of discoloration you can wind up with more grief than you can imagine. Especially if your comments caused some stigmatization of the property. Best to use the term "discoloration consistent with biological growth" or "granular deposit possibly suggestive of biological growth" and support with photo.

2. Beware "Certified" mold inspectors. Unless you are in one of the few states with actual mold regulation, the term "certified" means nothing. I have been to a few of these certification courses and to a large extent they are a joke. There is even one case where a company will issue a certificate saying one is certified for nothing more than a fee by mail order. Strangely enough this is legal in most states. Most courses consists of one or maybe two days with no experience or educational prerequisites required. These are nothing like the certifications that we have to obtain as appraisers and none of them, to my knowledge, are regulatory instruments. They are bestowed by private entities to make their holders have the appearance of credentials.

3. Can't comment about basements since I am in SW Florida, but as always, I think it is hazardous to allow LO to tell you how to structure the wording in an appraisal. All I can tell you is that mold does seem to strike irrational fear in buyers or others to an extent that may really surprise you. Having seen this issue from the side of an appraiser and an environmental scientist, it is really shocking. You definitely need to be careful with this one.

Regards.