Possible Mold

[Reagan1234]

The appraisal is an FHA single family house. The basement was dry at the appointment but there are signs of possible past water damage on the concrete block. There appears to be possible mold as well on one section of the concrete wall. I am conditioning the appraisal to be subject to inspection for possible mold. Would you also condition the appraisal on an inspection for possible water intrusion to find out why the "possible" mold is occurring? Will my cost to cure only include the mold inspection? or mold abatement as well? Would also include a cost to cure for water proofing..ect? This property also has peeling paint and was built prior to 1978 so I am already conditioning for this to be repaired.
At what point do you feel you should only recommend vs.. making it a required inspection?

Thanks!

 

[Meandering]

For me,

Depends on what I see.

If it appears to be small, surface and might be the result of moist air being closed in for too long, I recommend testing and comment that if found to be mildew, or non-dangerous mold, might be cleaned away with bleach and ventilation by opening windows.

If more sever I call for costs to cure to remove sheet rock, porous materials clean HVAC vents and recommend a contractor be contacted to determine the source of the moisture.

.

 

[residentialguy]

I would not give a cost to cure. Mold damage can't be determined by eye, as it crawls into places you can't see. You are also not a mold specialist, so you can't even call it mold because you don't know if it is mold for certain. Therefore you don't know if it needs to be cured.

Based upon what you described,

Here's an example of what I would state:

"The appraiser noted signs of possible past water damage on the concrete block. Also noted was an unknown blackish substance on one section of the concrete wall - see attached photos. Please note: The appraiser is not qualified to determine the cause of the mold, the type of mold, the extent of mold growth or whether the mold might pose any risk to the property or its inhabitants. The appraiser provides an opinion of value. The appraisal does not guarantee that the property is free of defects or environmental problems. The appraiser performs an inspection of visible and accessible areas only. Mold may be present in areas the appraiser cannot see. A professional home inspection or professional environmental inspection is recommended."

NOW that you've disclosed your concerns and showed them photos there are 3 options of the four boxes in Reconciliation; As-is (CB1), Hypothetical Condition (CB3) or Ex Assumption (CB4)

A - If you believe it is a safety issue, then check box 3.
B - If you're not sure if this could be a health/safety issue, then check box 4.
C - If you don't think this is a safety issue, then check box 1.


I believe you're closest to option B

And with CB4, there is no cost to cure because you are on the EA that no repair is necessary.

 

[Reagan1234]

Thank You for your responses. Very helpful information.

 

[Meandering]

Res,

It's not "appears to be a mold like substance" too much liability.

It's a discoloration that smells like it could be organic, and therefore is questionable, based on smell, whether it's a mold, mildew, fungi, bacteria or some other organic substance and should be tested by a licensed laboratory if exact identification is needed by the client, or anyone involved with the property.

.

 

[Mountain Man]

You report, they decide. So many freak out about mold, but it's really easy to deal with. Same as Radon in the 1980s... just the newest scare word. I've bought fire damaged homes, mold homes, and suicide homes. Have renovated all to great success and the owners are still living in them happy as can be; when we fix a home, we do it right the first time.

 

[residentialguy]

Res,

It's not "appears to be a mold like substance" too much liability.

It's a discoloration that smells like it could be organic, and therefore is questionable, based on smell, whether it's a mold, mildew, fungi, bacteria or some other organic substance and should be tested by a licensed laboratory if exact identification is needed by the client, or anyone involved with the property.

.

:You have a good point. I would go one step further as it may not even be organic...water stains can look a lot like mold. Just tell them that their is an unknown blackish substance on the concrete.


I corrected the above post

 

[rowdydog]

We are not smart enough to know anything, let the underwriters figure it out.

 

[Meandering]

Res,

Water stains don't smell,

unless,

chemical or organic.

:new_multi:

 

[residentialguy]

Res,

Water stains don't smell,

unless,

chemical or organic.

:new_multi:

Mold doesn't always smell, either....nor did OP mention anything about smell...and if you did smell something, it could be coming from a pile of old wet towels, or a copy of a previous Clearbox appraisal! :new_bluegrab: