Inspector downplays mold and leaks
Q: Our home is over 50 years old and has major mold problems. When we bought it, our home inspector said we had surface mold that was no big deal. Since then, we've had mold growing inside the wall cavities, as well as moisture condensation on all windows and some walls.
The mold we can see extends about 3 feet up from the concrete slab floor. What could be causing this problem, and what can we do about it?
A: Moisture condensation is common in older homes, because they were not built with the same degree of water proofing and vapor resistance that is typical in contemporary construction. Your problem, however, sounds excessive and indicates ground water may be seeping through your slab floor. This should be evaluated by a geotechnical engineer to determine ground water conditions and site drainage.
Essential also would be a comprehensive mold survey by a qualified specialist.
Your home inspector made a risky assumption when he characterized the mold in your home as "surface mold only" and "no big deal." No one knows for sure that surface mold is merely on the surface, unless concealed areas within the construction are investigated. What's more, no one knows how significant mold may be until the building is surveyed by a mold specialist, including testing of mold samples by a certified lab.
Mold evaluation is not within the scope of a professional home inspection, and home inspectors generally know better than to render professional opinions where mold is concerned. Your inspector had no way of knowing whether the mold was toxic or had infected the interior wall cavities. Home inspectors who state conclusions about mold, without professional analysis, endanger the health of their clients and expose themselves to legal liability.
Your inspector should have recommended that you hire a qualified mold specialist prior to completing the purchase of the home. You should notify the inspector of this situation and request he be present when a mold specialist performs a mold survey of your home.
Q: The roof of our condominium has leaked during every rainstorm for the past three years. The homeowners association has tried repeatedly to have it repaired, but with no success. What can we do about this, and how do we disclose this condition to buyers if it is not fixed by the time we sell the property?
A: It's time for the HOA to find a home inspector or roofing contractor who specializes in construction defects. There are specialists who do this kind of forensic analysis. You could contact a law firm that specializes in construction defect litigation and ask who they use as an expert witness in cases involving roof defects.
If the leaking has not been repaired by the time you sell the unit, all you can do is disclose the problem to buyers and hope for the best.
• Email Barry Stone at barry@housedetective.com.
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