What to do when you find mold in your home?

TL:DR

I’m not sure what is is about mold growing in a home that can make some folks legit toss tables.  When I was a property manager, even the slightest hint or mention of mold would throw renters and landlords alike into a self-induced tizzy.  It became worse when they would show us photos of near microscopic amounts of mold and we told them to get some soap and water and to get their scrub scrubbity on.  

In their eyes, they imagined us calling in a SWAT team level of restoration professionals to kick down their door and aggressively spray the mold with machine- gun-esque voracity while the mold explodes into oblivion.  The real process of mold remediation is much less climactic.  Sure, the mold pros have their methods but they are less Quentin Tarantino film and more controlled and professional.

Because of the fear and reputation surrounding mold, also referred to as ‘microbial growth’, I thought it best to clear the air and present some facts about mold, what it is, how to treat it, and how to work with renters and landlords alike to make sure everyone is happy and the home is healthy and clean at the end of the day.

What is mold?

To clarify, mold is a naturally occurring organic material found in every home.  The amount and types of mold will vary, but typically the amount of mold in most homes is very small and considered harmless.  Issues arise when moisture levels increase in a home, which in turn causes the mold to multiply and possibly affect the construction of the home or worse, the health of the occupant.

How do you identify mold?

Identifying mold is relatively easy and usually can be spotted by the naked eye in little patches of what are called, ‘spores.’  Bigger sections of mold retain a certain scent and can be identified as smelling musty or earthy.  Mold colors can range from black to pink.  Older homes can be especially prone to mold because as the house gets older and ‘shifts’, there become more gaps in the windows, doors, etc. which allow in more moisture than previously.  Over time this moisture accumulates and can live anywhere including the walls, floors, carpets; you name it.  

What causes mold to grow?

Moisture is a key requirement for mold to be able to grow and thrive.  Areas of high moisture in a house include showers, windows, faucets, and anywhere else where moisture can accumulate over a long span of time.  For example, mold growth could be a result from a slow leak over time or perhaps from a one-time occurrence in which a high volume of water floods an area of the house.  Think broken pipe, washing machine leak, water heater leak.  If the large, one-time influx of water isn’t fully dried within a few days the chances of mold beginning to grow become multiplied. 

An often forgotten water source that gets overlooked but can be a doozy if it’s leaking: the water line to the fridge.  This is the line that connects from a water source to the fridge in order to make ice cubes or dispense drinking water.  Typically it’s located behind or underneath a fridge.  Since it’s out of sight, it’s out of mind and you have to be intentional about checking for leaks regularly.  Otherwise you might find the silent puddle of doom slowly creeping outward from the bottom of the fridge one day.

How can you prevent mold from growing?

Clean.  Regularly.  I wish there were a more glamorous approach that sounds tres chic but honestly it just takes a lil scrub scrubbity with a household cleaner every so often to eliminate areas prone to moisture.  I guess I could’ve phrased it, “ensure timely elimination of microbial growth by treating affected areas with highly concentrated chemicals.  Sheesh, it sounds like I’m writing an embellished resume’ for cleaning mold.



Moving on, this cleaning oftentimes applies to showers, underneath sinks, and around window sills.  Be sure to report any large amounts of mold or leaks you find to your property manager/landlord.  Take photos of the mold and document it as best as you can.  

When should you be worried or talk to your landlord about mold?

If you notice the smell of mold (characterized as smelling musty or earthy) but can’t visibly see any mold, it might be time to have a convo with your landlord.  However, you’ll want to take a few things into context:  

-How old is the house?

-Where is the smell coming from?

-Was there a recent water incident?

These will help you decide whether or not there might be an issue.  Regardless of these context clues, if you seriously suspect there’s mold always reach out to your landlord. If you visibly see any mold, it isn’t able to be resolved with household cleaners, and it seems to be spreading, always contact your landlord.  

Can I get sick from mold in my house?

During my time as a property manager, many renters were concerned about the possible health concerns associated with mold.  Some folks instantly morphed into hypochondriacs and assumed they were on their death bed if they were within the vicinity of mold. 

How severe are the health affects?  It really depends on the person and the level of exposure.  A relatively healthy person will likely not be affected by a small patch of mold.  However, if someone has asthma or other lung problems and there’s a substantial amount of mold, it could add up to be something serious. 

Some folks don’t recognize they have mold in their home until they spend a few days elsewhere or on vacation.  I’ve had friends who went out of town for a couple weeks and noticed a drastic improvement to their asthma.  But when they returned home, their symptoms flared up again.  I’m not saying this is the case with all instances like this, but take note of any change in symptoms you notice.  After all, it could just be you live in a location that’s drier, has more allergens, or other irritants that are local to the area you live instead of having mold in your home.  

*DISCLAIMER: This information is not meant to diagnose or treat any microbial growth exposure related health issues.  Any medical advice and diagnoses should be sought from a medical professional.  

How can you prevent mold from growing as a landlord?

During inspections ALWAYS check ALL water sources for leaks.  

On the exterior of the building look for any water that’s falling from the roof or gutters and drizzling down on top of the siding.  Water trickling off the roof should be properly routed by gutters so it doesn’t damage the siding, eaves, or anything other than where it’s supposed to flow.  Ensure connections to downspouts are secure.  While you’re at it, check to see if the gutters are full of leaves or other debris which can cause water to flow over the sides of the gutter instead of flowing to a designated exit.

Hunt out locations prone to harboring excessive humidity.  Make sure vent hoods over the stove/oven (if there is one) are working properly.  ABSOLUTELY ENSURE bathroom fans are working properly.  Bathrooms are one of the most common areas that mold accumulates.  Make sure the air is actually leaving the room.  Some bathroom fans are broken but still give a humming sound that falsely make you think it’s working.  An easy test for this is to turn the fan on and put a piece of paper up to it.  If it’s working, the paper should stick to the fan without you having to hold it up.

Installing ceiling fans in common areas and/or bedrooms has twofold benefits; Not only is it nice for the tenant to have cool air moving throughout the home, it also keeps air from becoming stagnant and cycles moisture out of lingering in concentrated areas. 

Seal windows!  Especially older homes where the window frame has started to pull away from the paint or the seal is broken.  A tell tale sign that the windows need addressed is seeing droplets of moisture buildup in the corners of windows or in between the window panes (insert a photo of this).

Should mold issues be included in the lease agreement?

Absolutely!  Check your lease agreement for any mentions of mold.  Ideally, landlords should include info about how to check for mold, how they will address it if found, and any stipulations should the tenant need to terminate their lease early in order to complete serious mold remediations.  

If you’re a property owner wondering how to word your lease in case of finding mold in the home, consider adding clauses that contain similar info to what’s written below.  Note: this is not an exhaustive list and is more akin to some pointers to get you started.  If you have an older home that is prone to mold, you’ll want to be more intentional and specific in your lease clauses.  If you’re seriously concerned, consult legal counsel for help in writing out your lease.

Information to include in a lease (be sure and tailor it to your specific situation):

1.  Inform the renter that mold occurs in all dwellings and that no dwelling is exempt.  Include tenant to sign off that they understand this and acknowledge you won’t be sending in a professional restoration team for something small.  Education is KEY in this clause.  I saw a lot of owners and renters get so panicky around mold and it’s really about education and empowering both parties to make the best decisions.

2.  Steps renter can and should take to remediate small patches of mold (such as cleaning, looking for leaks, etc. (see ‘How can you prevent mold from growing?’ above) and when to escalate to the landlord for additional help.  

3.  We want to encourage the renter to be honest about mold so it doesn’t grow without your knowledge and what might have been a small problem a couple years ago is now requires a full out renovation.  Catch it while it’s a SMALL problem and not a big one.  Along with encouraging renters to inform management, this is where conducting regular inspections is SO important.  So you can look for any sightings or issues that maybe the tenant missed.  

Again, this is also why checking all water sources during an inspection is extremely important.  Inform the renter in the lease how often you expect to conduct inspections and what they will consist of such as the amount of time it will take, if you will be taking photos, how you will store and use the photos, etc.

4.  If the mold in the home is found to create unlivable or critical living conditions (as verified by a professional mold remediation contractor), allow either you as the landlord or the tenant to give immediate notice to move out without negative repercussions.  

This is two-fold: it allows the tenant to move to a safer dwelling if they are truly concerned for their health without fear of repercussions or ‘breaking their lease’ by moving out early.  Two: if a tenant doesn’t move out but demands you fix the mold, you’ll be responsible to provide housing while the mold is being fixed if the home is considered ‘unlivable’. 


You’ll also probably have to give some kind of rent discount since the tenant isn’t living in the home and if the mold remediation process drags on, you could be weeks or even months into repairs. This adds up when you aren’t receiving rent and having to pay for additional accommodations for the renter.  Best to cut the tenant loose so they can live somewhere comfortably, fix the home properly, and re-rent it.  These severe cases don’t happen frequently, but I saw several of them during my time and it’s worth including it to save everyone the hassle.

Case study: mold developing inside due to outside water sources.

During one mold incident I faced as a property manager, we had an apartment complex where the gutters were installed in such a location that where they ended and the water dropped off was located on the opposite side of a bedroom closet.  This steady drip and stream of water from the gutter over time were the right conditions for mold to start developing in the drywall and eventually in the closet.  It was a simple fix of re-routing the gutters, but the remediation of the mold was very costly and time consuming.  A headache for both the renter and property owner.   

Not to scare you and be like ALL WATER LEAKS WILL MURDER YOUR HOME AND YOUR HOMES’ CHILDREN and all mold will lead to devastating fatalities!  But it’s worth writing this post since it can be harmful to both renters and landlords.  The ideal situation is having both parties work together to address concerns and let education lead the way rather than fear and rumors they’ve heard.

Overall, even though all homes have some amount of mold, you don’t want to encourage mold to grow by leaving it untreated, not cleaning it, not eliminating risk factors such as leaks, gaps, etc. to maintain the home as mold-free as possible.  

May your home never contain a harmful amount of spicy mold and if it does, make sure to address it asap!